Frequently Asked Questions
What is the Broughton Road public housing development?
Broughton Road is an existing eight-acre state public housing site and development dating to 1950 that is occupied by 31 duplex houses comprised of two and three-bedroom units. There are 62 existing units. The duplexes stretch across both sides of the public Broughton Road, which runs from its intersection with Humphrey Street at the northwest end to a southeasterly direction to a dead end that abuts the Marblehead Rail Trail. It is owned and operated by the Marblehead Housing Authority (MHA).
How did plans to redevelop this property come about?
In December 2023, the MHA issued a Request for Proposals to identify appropriate development partners to assist the housing authority’s plans to modernize and expand the Broughton Road community. In October 2024, the MHA voted unanimously to designate WinnDevelopment as its development partner.
Who is WinnDevelopment?
WinnDevelopment is the development arm of Boston-based WinnCompanies, an award-winning developer and manager of affordable housing and mixed-income in Massachusetts. The company was founded in 1971 and has excellent credentials and references based on decades of work in dozens of Massachusetts cities and towns. WinnDevelopment creates or revitalizes high-impact, mixed-income apartment communities through new construction, renovation and adaptive reuse techniques. Focused on quality over quantity, the company has earned a reputation as a trusted, stable community development partner among local planners, public sector housing agencies and private sector financiers.
Why is the Broughton Road redevelopment needed?
This project presents a significant opportunity to revitalize an aging state public housing property in a desirable Marblehead location, close to amenities, mass transit options and schools. The redevelopment will rehabilitate a portion of existing duplexes and also construct up to 60 new mixed income and affordable units totaling +/-200 homes. The redeveloped community will bring the Town’s public housing up to modern standards while expanding housing options for the community.
How does this project align with community and state goals?
This project aligns with each component of the Town of Marblehead’s Housing Production Plan, specifically to:
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Create housing that allows seniors to remain in Marblehead and continue to live independently.
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Expand naturally affordable housing choices for a variety of households, including public employees, renters, young families, and households that are priced out of the market.
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Create deed-restricted affordable housing.
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Strengthen community relationships and build awareness of housing need.
The Marblehead Housing Authority has been contemplating the redevelopment of the Broughton Road site for years and has undertaken extensive planning, community meetings and public engagement to develop an appropriate strategy to address the Town’s housing needs. The Town’s Subsidized Housing Inventory stood at 3.85% as of August 2025. That is well below what the Commonwealth of Massachusetts would like. In addition to addressing the need for renovations, the Broughton Road project will significantly improve the Town’s SHI in a reasonable and attractive way.
How will this work be done?
The exact scope of work is under discussion. It is expected that some of the current duplexes will be demolished, and that new buildings will be built. Structural assessments are being conducted; heating and cooling systems are being inspected; and input and ideas are needed from the community before architectural and engineering firms can develop detailed plans.
What will happen to current public housing apartments?
All 62 existing public housing units will be replaced on a one-for-one basis with new or renovated apartment homes for current and future residents.
Will Broughton Road residents be displaced during the redevelopment?
Residents in public housing who are displaced due to a redevelopment project are protected by laws outlined in the Federal Uniform Relocation Act. All residents will be offered temporary placement within the existing Marblehead or Salem Housing Authority portfolio after a full assessment of each family’s specific needs. Every family will be afforded the opportunity to share feedback on what and where would work best for them if it is determined that the family needs to be temporarily relocated.
Some residents may be able to transition to different parts of the Broughton Road development if the construction process is completed in phases. The construction process is currently still in the design phase and this has not yet been fully determined.
All existing Broughton Road residents will have the first right of refusal to return to the development once construction is complete. Both Winn and the Marblehead Housing Authority are committed to working together with residents throughout the entire project to ensure the best experience possible.
Will all apartments in the redeveloped property be affordable housing?
Yes. In addition to the replacement units built or renovated for public housing residents, additional units created will likely contain a mix of affordable housing and market rate housing, if it makes sense for the community and is financially feasible.
What would the rents be for apartments that are designated as affordable housing?
The rents for affordable housing would be income-restricted based on Area Median Income (AMI). The U.S, Department of Housing and Urban Development (HUD) determines and publishes the Area Median Income (AMI) for communities every year. The median income for a particular region is the midpoint, meaning that half of families in the region earn more than the median and half earn less than the median.
Households qualify for income-restricted rents based on their household size and income. The chart of the 2025 Income Limits for Marblehead appears below. (This AMI chart is only valid for 2025. HUD sets new AMI limits every year. The exact rents for income-restricted apartments at the redeveloped Broughton Road property will not be known until the apartments are built and ready for occupancy.)
Let's say a couple is looking to move with their two children into a two-bedroom apartment in Marblehead. The total number of people in their household is four. Their total annual gross income is $120,000. Based on the AMI chart above, their income is under 80% of AMI ($132,320 for 4 people). As of September 2025, this household would be eligible for a rent-restricted apartment at Broughton Road that is intended for households earning at or under 80% AMI.
What is the anticipated timeline for the project?
The project is in the early planning stages. If the project earns local permits in 2026, the Development Team anticipates submitting financing applications in 2027. Construction could begin in 2028, subject to approvals and funding.
Why is a four-story building proposed?
The proposed building allows the project to create approximately 60 new mixed-income homes for residents age 55 and older, helping address a clear need for senior housing in Marblehead at both market-rate and affordable levels.
The Marblehead Housing Authority currently has more than 3,700 senior households on its waiting list, underscoring the demand for these homes. Broughton Road is the least dense site in the MHA portfolio and presents the best opportunity to add new housing supply efficiently. By placing the units in a single building, the redevelopment can deliver meaningful new housing without expanding the site footprint. The building has also been designed to fit within the scale of the surrounding area, using elements like a mansard roof and varied façade materials to reduce its perceived height.
At approximately 45 feet tall, it is consistent with other buildings in Marblehead, including:
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Olivers Pond @ 210 Humphrey Street (~35');
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The Mariner @ 265 Pleasant Street (~37', with portions reaching roughly 50' due to grading);
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Roads School Apartments @ 26 Rowland Street (~48');
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Commercial Property @ 18 Bessom Street (~43');
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Residential Property @ 26 Summer Street (~40'); and,
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Residential Property @ 44 Pleasant Street (~45').
Why are the proposed net-new units located close Humphrey Street instead of further back on Broughton Road?
Net-new units are proposed to be located at the front of Broughton Road based on several site considerations, including:
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proximity to existing utilities along Humphrey Street;
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adjacency to the Marblehead Senior Center, creating convenience for future residents ages 55+;
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keeping vehicle activity closer to the front of the road to reduce traffic deeper into the site, creating a safer environment for children who live and play in the neighborhood; and
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avoiding subsurface ledge conditions toward the middle of the road.
How will the new townhomes at the back of the site address concerns about building height, building setbacks, privacy, lighting, and noise for nearby homes?
The existing New Broughton townhomes are about 27-feet tall, and the proposed new townhomes are about 35-feet tall. The new townhome building setbacks are proposed to be the same as the setbacks for the existing townhomes. The design team is reviewing ways to incorporate landscaping, screening and fencing to help maintain privacy for neighboring properties. Exterior lighting will be designed to be "dark sky" compliant, as required by regulations. This means it will be required to minimize spillover and light pollution.
How does this project relate to the MBTA Communities Act (Section 3A of the MA Zoning Act)?
The project is being proposed under Massachusetts Chapter 40B. While it will not be permitted under Section 3A zoning (should 3A be adopted in Marblehead), the 60 net-new housing units created in the new construction building would still count as net-new housing within the proposed 3A overlay district. These units would be added to Marblehead’s Subsidized Housing Inventory (“SHI”) and would contribute to the Town’s overall housing production goals as outlined in the Marblehead Housing Production Plan.
What traffic impacts are expected from the project, and how will they be evaluated?
As the design moves forward, a traffic consultant will be engaged to observe current traffic conditions and understand potential impacts on Broughton Road and the surrounding community. The project proposes improvements to internal site circulation, including a new turnaround area within the site for both passenger and emergency vehicles. As it stands today, the site does not provide sufficient turnaround space for first responders.
What steps have been taken to ensure that construction activity and future traffic will not cause structural damage to homes along Humphrey Street?
All construction vehicles will be required to comply with local traffic regulations and posted weight limits. Proposed new construction will include a slab-on-grade foundation system, similar to what is typically used in residential homes, extending approximately 5 feet below existing grade. These construction activities are not expected to create structural impacts to homes along Humphrey Street. Humphrey Street is designed to accommodate everyday residential vehicle activity, and the proposed development is not expected to change these conditions.
How will stormwater and drainage be managed to avoid impacts on Gerald Road and Countryside Lane?
The project team is designing a drainage system that will manage stormwater on site with no impact to nearby streets or homes. The plan will use grading and underground stormwater systems to capture and slow runoff, direct it away from neighboring properties, and release it in a controlled manner. The design must meet Massachusetts stormwater standards and will be reviewed through the permitting process to confirm that runoff after construction is no greater than what exists today. The aforementioned improvements should not have any impact on flooding, ponding, or drainage on Gerald Road and Countryside Lane. Additionally, the project team is coordinating with the Town’s Rail Trail project team on shared drainage considerations and rail trail access and foot traffic in the area.
Who will be responsible for maintaining the buildings and grounds once the redevelopment is complete?
The community will be professionally managed by WinnResidential, which will oversee building operations, landscaping, and property maintenance in partnership with the Marblehead Housing Authority. This partnership will allow the site to benefit from dedicated on-site management and maintenance staff, whereas today the Housing Authority shares maintenance and management staffing across its broader portfolio.
Will existing trees along Broughton Road remain as part of the redevelopment?
Existing trees will be preserved as part of the redevelopment. The project team is also exploring opportunities to add new landscaping and screening along Countryside Lane and Gerald Road.
What construction hours will apply during the redevelopment?
Construction activities will follow local regulations governing construction hours and project-specific approval requirements.
How will the project manage dust, odors, and traffic congestion during construction?
The project will hire a professional third-party general contractor who will prepare and enforce a detailed Construction Management Plan addressing dust and noise control, site cleanliness, and traffic management during construction, as required by local regulations. A Pest Control Management Plan will also be implemented, which is standard practice for projects like the one at Broughton Road.
How will pest and rodent concerns be addressed?
Pest management is a standard component of both construction and ongoing property operations. Appropriate pest control measures will be implemented during construction and throughout the future of the Broughton Road community.
Is the project coordinating with the Town regarding their work on the rail trail?
Yes, the project team is in contact with members of the Town’s rail trail project team.
Will the redevelopment create a connection between Countryside Lane and Broughton Road?
No, there are no plans to create a connection between Countryside Lane and Broughton Road.
Will future meetings include a virtual option?
We have decided to hold initial project meetings in person so that we can get to know neighbors and listen directly to feedback. As you can imagine, it can be challenging to do that while also facilitating a virtual session at the same time. We appreciate the request and will continue to consider additional ways to engage abutters, including virtual options, as the process moves forward. Formal public meetings associated with the permitting process may include virtual options, depending on the Town of Marblehead's policies.
When will the project team return to abutters with an update?
The project team will review and consider all feedback received from neighbors and will provide an
update to the neighborhood in Summer 2026.
