The final phase of St Ann’s New Neighbourhood in Haringey, North London, will complete the transformation of the former St Ann’s Hospital site into a nature-rich, mixed-use and affordable neighbourhood of 995 homes.
Located in the northeast of the masterplan, Phase 3 will deliver 291 new homes, and valuable local amenity including a neighbourhood shop, serving both new residents and the wider community. This phase fronts onto the central Peace Garden, framed by refurbished Victorian hospital buildings repurposed for community use.
Arranged across 5 plots, Phase 3 includes a variety of family houses, maisonettes, gallery access homes and apartments, providing a mix of 1–5-bedrooms. 54% of homes will be affordable, including London Affordable Rent, London Living Rent and Shared Ownership tenures, as well as 11 keyworker homes for the North London NHS Foundation Trust, ensuring staff of the adjacent hospital can be housed locally.
Phase 3 closely reflects the massing of Phase 1A to the west of the Peace Garden. Courtyard mansion buildings step down from 7-8 storeys at the park frontage to 3-4 storeys towards the eastern hospital edge. The northern part of the site falls within St Ann’s Conservation Area and responds sensitively to its historic context. Pitched gable family houses flank the new entrance in the boundary wall and refurbished Mulberry House and West Gate Lodge, echoing the forms of the historic buildings and maintaining views to St Ann’s church spire. These houses are provided for London Affordable Rent, offering characterful, high-quality housing for local families.
A new typology along the hospital boundary provides maisonettes at ground floor, with two lobby entrances serving two upper floors of gallery-access homes. This design offers many front doors to the street and private back gardens with a walled boundary as desired by the NHS, whilst creating an attractive frontage to the hospital at upper floors which minimises overlooking. Designed around several rare and mature trees, two new public spaces along the eastern boundary create new pedestrian links to the hospital, improving connectivity for the wider neighbourhood.
The two park-facing buildings incorporate dual-core arrangements, in line with the latest fire regulations. These buildings are arranged around generous, leafy courtyards, creating shared amenity while retaining planting including the notable ‘Strawberry Tree’. A central entrance to the southern building strikes a dialogue with the adjacent Admin Building, framed across the Peace Garden. All new homes benefit from a private balcony or garden, with buildings designed to maximise dual aspect layouts optimising natural light and ventilation. Paired and semi-recessed balconies towards the park frontage provide passive shading to west-facing bedrooms and continue the elevational rhythm of previous phases.
All buildings are tenure-neutral, united through a cohesive brickwork palette and architectural style inspired by the distinctive character of the existing hospital. This final phase reinforces the masterplan’s vision, delivering landscape-led, community-focused homes that promote long-term wellbeing and leave a lasting legacy for Peabody.