Edith Road is a new-build, net zero in operation, social rent housing development of eight council homes in the London Borough of Haringey, which completed in March. Designed by Satish Jassal Architects and developed in-house by Haringey Council, the project is an exemplar for how councils can deliver sustainable, affordable, high-quality homes for local families at social rents on tricky infill sites. 

Located on a former car park site that had lain unused for 15 years and adjacent to a modernist council housing estate, the development transforms underutilised urban land into a residential community. The scheme comprises five apartments, including a wheelchair-accessible flat, one duplex and two townhouses, all designed to exceed national housing space standards. Three quarters of the homes are family-sized, with three bedrooms or more. Each home boasts dual or triple-aspect, fenestration, maximising natural light and ventilation, and every home enjoys a view of the nearby Springfield Community Park.

Key strategies implemented to achieve net-zero status include the integration of on-site renewable energy systems, such as individual air-source heat pumps and photovoltaic solar panels. These technologies are supported by a highly insulated building envelope, which enhances energy efficiency and reduces reliance on external energy sources.

The effectiveness of these measures is evidenced by the project’s reduction in carbon emissions compared with the Greater London Authority’s benchmarks. It surpasses the standard 100 per cent reduction target, indicating that the development neutralises its carbon footprint and contributes positively to the surrounding environment. The development achieves a 104.6 per cent reduction in CO2 emissions, compared with the UK’s Part L Building Regulation 2013 baseline using the GLA’s Energy Hierarchy: 

• Be Lean (energy efficiency): 15.3% reduction • Be Green (renewables): 89.4% additional reduction • Total: 104.6% cumulative reduction (exceeding net zero)

There has been no reliance on carbon offset payments and net zero is achieved entirely through onsite measures​.

Satish Jassal, founder, Satish Jassal Architects

Project data

Start on site October 2022 Completion March 2025 Gross internal floor area 788m2 Construction cost £3 million Construction cost per m2 £3,800 Architect Satish Jassal Architects Client London Borough of Haringey M&E consultant Flatt consulting QS Charles Ramsden Employer’s agent Charles Ramsden Approved building inspector London Borough of Haringey Sustainability consultant Iceni Daylight and sunlight consultant Rights of Light Consulting Arboriculture and biodiversity Arboricultural Solutions Planning consultant MC Planning Main contractor Alexander James Contracts Be Lean regulated energy consumption 27,811 kWh/yr Be Green regulated energy consumption 14,761 kWh/yr Onsite energy generation 16,137 kWh/yr (PVs)

Architect’s choices

The performance data demonstrate that the use of air-source heat pump (ASHP) technology resulted in an almost 50 per cent reduction in the total regulated energy demand of the proposed development compared with the use of gas boilers. Regulated energy relates to space and water heating, lighting and auxiliary loads, such as extractor fans, as per Part L of the Building Regulations.

In addition, the PV panels proposed were predicted to generate more electricity than that demanded by the scheme for regulated uses when used in conjunction with ASHPs​.

Satish Jassal, founder, Satish Jassal Architects

Specification

The project places a strong emphasis on materials that combine environmental responsibility with longevity and local identity. The primary façade material is a high-quality red brick, supplied by The Bespoke Brick Company, selected for its resonance with the Victorian terraces common in Haringey. Brick was not only chosen for its contextual sensitivity but also for its durability, low maintenance and graceful ageing. 

The façade is articulated with stepped brick piers, recessed gable details and tall, flat arches. Double-height bays are carefully modulated with subtle detailing. These quiet architectural moves reflect a deep understanding of the material’s expressive potential. White stone banding at floor and roof levels accentuates horizontal lines, while coloured aluminum Juliet balconies and railings introduce layered depth and subtle contrast.

Windows are aluminium-framed, specified for their thermal efficiency, durability, and sustainability. Aluminium, being fully recyclable and low-maintenance, complements the building’s robust material palette. The development is entirely fossil fuel-free in operation and achieves net-zero carbon in the regard through on-site renewable energy technologies. Together with the highly insulated envelope and passive design strategies, the material choices underpin a scheme that is not only environmentally responsible but architecturally rich, enduring and rooted in its urban context.

Satish Jassal, founder, Satish Jassal Architects

Selected products

Brick The Bespoke Brick Company Morando Façade bespokebrick.com

Windows NorDan Aluminum/timber composite windows Façade nordan.co.uk

Cast stone Ibstock Forticrete Window sills ibstock.co.uk