Our vision for Broadwater Farm

Click here to learn more about the Broadwater Farm Ballot

‘We want to shape the future of Broadwater Farm Estate to be a safe, welcoming neighbourhood creating a lively place to be, ensuring quality homes that support the wonderful sense of community and create opportunities for residents to play, work and socialise through improved open spaces and facilities’.

Haringey Council and Homes for Haringey have been working closely with the Broadwater Farm community to develop plans for the largest estate-wide improvement programme in the estate’s history.

Over the last year, we have worked with you to understand your aspirations and priorities and have used your feedback to develop the final designs for new homes, which will be taken forward to a resident ballot in February 2022.

Broadwater Farm Estate is changing

Haringey Council will be improving Broadwater Farm estate to make it a better and safer place for the community to live, work and socialise.

We need to demolish Northolt and Tangmere due to structural problems and we are using this as an opportunity to carry out improvements across the whole estate. We will replace these blocks with brand new council homes for council tenants and will carry out improvements to other blocks on the estate to strengthen them and make sure they all meet modern fire and safety standards.

We are working with architects Karakusevic Carson Architects (KCA) on designs for the new homes and improvements to the layout of the estate.The Council has also consulted with the 24 households in the Stapleford north wing on the future of their block. Stapleford north wing will also be demolished. Following the consultation, the council's Cabinet agreed that the demolition of Stapleford north is going to be included in the proposals for the future of the estate. A total of 62% of residents in this block were supportive of this proposal. With your support, we aim to bring about the most wide-reaching improvements to the estate since it was built over 50 years ago.

To see the 'preferred design' for the replacement and new homes on the estate, visit the dedicated Broadwater Farm Commonplace page (external link).

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Resident Ballot

Haringey Council are committed to ensuring residents have the say on the future of their estate through a resident ballot. Following engagement with residents, you will get to vote "yes" or "no" to the final proposal. We will be holding a resident ballot in February 2022. If residents vote "yes", a planning application willd be submitted. Should that be approved, we aim to start construction on site in late 2022. 

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Thank you to everyone who has fed back so far

This is an exciting time for the estate and we want to make sure any changes we make deliver on the wishes and aspirations of local people and build on what is already great about Broadwater Farm. Based on your feedback, we have identified five areas of transformation on the estate. We will share all updates and offer opportunities for participation, so all residents are at the heart of decision-making and shaping the future of the estate.

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Five areas of transformation

Improved open and green space

Now more than ever, we value the green and open spaces around us. We are exploring what you would like to use these spaces for and how we can make more of the open spaces on the estate for everyone.

High-quality homes

  At the heart of all work are the existing and proposed new council homes. We are committed to improving your homes to ensure they are safe, efficient and meet your needs so that the whole estate feels like home.

Better access and movement

   Our aim is to make the estate more accessible and welcoming. We are exploring improvements to streets and pavements and better connections through the estate, to make getting around easier for walkers, cyclists, drivers and those jumping on the bus! 

Safe and healthy neighbourhood 

   We want the future of the estate to be safe for all residents and visitors. This includes business owners, community groups and management of the buildings. Safety is key to the health and wellbeing of everyone.

A positive future

   We want to create equal training, employment and education opportunities for all residents and a place where people want to live and work for generations to come.

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Engagement and consultation to date

  • First Engagement Survey – August-September 2020
    • A survey was sent to all households in August 2020 to understand their preferred engagement methods, what they liked and disliked about their neighbourhood and their vision for the future of the estate.
    • Read Broadwater Farm Survey 1 (995KB)
  • Second Engagement Survey and exhibitions – October 2020
    • This engagement period aimed to understand residents' feelings towards their estate and presented some very early designs for the new homes and future of the estate.
    • Read Broadwater Farm Survey 2 (757KB)
  • February-March 2021 S105 consultation
  • Engagement booklet and exhibitions – May 2021
  • Engagement booklet and exhibitions – July-August 2021
  • Engagement booklet and exhibitions – October-November 2021
    • This engagement presented to residents the final design for new homes on the estate that would be proceeding to Cabinet approval. Residents were also presented with new information about the refurbishment plans for existing blocks. At the time of writing, this engagement has yet to be concluded so a summary report is not available. However, here is the newsletter that was sent to residents at this time:
    • Read the November newsletter
    • Read the November 2021 engagement brochure (848KB)
  • February 2022 – estate ballot
    • Broadwater Farm residents will be asked to vote ‘yes’ or ‘no’ on the designs for new homes on the estate. All eligible residents will be registered to take part and will have the opportunity to have their say. 

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Upcoming engagement events

Want to learn more about our proposals to redevelop and refurbish Broadwater Farm? We will be hosting a series of pop-up exhibitions on Wednesdays throughout December, January and February in the lead-up to the resident ballot. We would love it if you came to speak to us and ask any questions you may have.

Come see us at Broadwater Farm Community Centre between 3 and 6pm on the following dates:

  • 8 and 15 December
  • 12, 19 and 26 January
  • 2, 9, 16 and 23 February

In addition to these pop-up exhibitions, we will be moving our pop-up exhibition around all staffed concierges during this period. Keep and eye open for us and say hi!


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Stapleford North Section 105

Since the Summer of 2020, we have been working with residents to develop design proposals for the replacement homes for the Tangmere and Northolt sites and exploring ideas for wider improvements you would like to see on the estate. 

The Design Team have now used your feedback to develop more detailed design proposals for improvements to the streets, facilities and outdoor spaces around Northolt, Tangmere and across the estate. 

During this design work, it has become clear that the location of the Stapleford North properties, numbers 25-36 and 61-72, being directly attached to Northolt block, means that you are likely to face significant disruption through the demolition and the construction of new homes on the Northolt site. The refurbishment works which need to take place to Stapleford block will also result in disruption. 

Considering this level of disruption, specifically to Stapleford North residents, the council consulted with Stapleford North residents on two potential options:

1. Refurbish 
2. Demolish and rehouse. 

The results of the consultation will be published here soon. 

For secure Council tenants living on Broadwater Farm Estate this consultation is a s105 consultation under the Housing Act (1985).

What's next?

December 2021

Haringey’s Cabinet will be asked to approve the proposals for the ‘preferred design scenario’ for Broadwater Farm. This will give us the permission to ask residents what they think. 

February 2022

We will present the ‘preferred design scenario’ to the whole community in a booklet called the ‘Landlord Offer’. This will set out exactly what we are proposing and residents will be asked to vote ‘yes’ or ‘no’ for the proposals.

March 2022

If a majority of residents vote ‘yes’, the proposals will be sent for planning permission in March 2022.

November 2022

If the proposals receive planning consent, the new, high-quality council homes could begin by November 2022.