A Labour motion aimed at preventing residents on the Woodberry Down Estate from facing double moves during regeneration has been defeated at Hackney Council.
The motion, brought forward by Councillor Sarah Young and seconded by Councillor Joanna Sumner, called for a commitment that no secure tenant would be required to undertake a double decant before moving into their new home on the estate. It also requested a costed plan within three months to achieve this, including details of funding and phasing measures.
However, council officers stated that the proposed resolutions were unviable due to significant financial, contractual, and programmatic risks. A report presented to the council indicated that delaying demolition to avoid double decants could increase direct development costs by at least £13.5 million. This increase, it was argued, would threaten the scheme's ability to pass the Post Planning Viability Test (PPVT), potentially leading to the termination of Phase 5 of the regeneration project and jeopardising housing delivery targets.
The PPVT is a crucial test for the regeneration scheme's financial sustainability, as it relies on the viability of individual phases and the generation of overage
from earlier phases to support subsequent ones. Failure to pass this test could trigger a formal mitigation period or, in a worst-case scenario, lead to the termination of Phase 5.
If Phase 5 were to be terminated, it would have significant long-term implications for the Woodberry Down Estate, jeopardising borough housing delivery targets and the future provision of affordable housing.
The report also highlighted that the current regeneration programme requires vacant possession of Phase 5 by December 2028, while the new social rented homes intended for these residents are not scheduled for completion until summer 2030. This creates an unavoidable 18-month transitional window, necessitating interim moves for some residents. Currently, 29 households with secure tenancies are within the scope of Phase 5. Of these, 11 are confirmed as potentially requiring a double decant, with decisions still pending for 6 households. Additionally, 32 families are in temporary accommodation and 24 are leaseholders.
Avoiding double moves would also jeopardise contractual obligations under the Principal Development Agreement (PDA). This could risk formal dispute processes, legal challenges, and substantial financial liabilities for the Council. Furthermore, it would impact the Council's ability to achieve vacant possession by the agreed timeline, potentially causing delays across subsequent phases of the regeneration project.
Council officers detailed the support measures already in place for residents facing interim moves. These include statutory Home Loss payments, Disturbance payments covering all reasonable moving costs, and a second Home Loss payment if an interim move exceeds 12 months. An estimated £500,000 capital investment is allocated to upgrade void properties to a high standard for these transitional relocations. The regeneration strictly relies on individual phase viability and the generation of overage from earlier phases to support later ones for its funding.
Following a vote, the motion was not carried.