Regeneration: 3 Station Sites at Lea Bridge

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What is planned?

Around Lea Bridge Station, we want to create a local centre, with a real sense of place and character, and which is not so traffic dominated and both existing and new residents can enjoy. Improvements are already underway through the Enjoy Waltham Forest programme and a new development of 300 homes is on site at 97 Lea Bridge Road.

On three council owned sites around the station, proposals are at an early stage to provide:

  • around 300 much needed homes, including a high proportion of affordable homes;
  • a new station entrance with a public space;
  • cultural, creative and commercial uses.

Site One would have a new station entrance, public space and a tall building.

Site Two would have cultural, creative and commercial space, some town houses, and flats in a four to eight storey building.

Site Three would have commercial and residential uses in a tall building.

The council is seeking a development partner through a competitive tendering process to deliver the scheme based on a Development Brief setting out our requirements.

Who is doing the work?

The council has prepared the Development Brief with specialists BPR Architects and AR Urbanism and informed by recent public engagement. The council is seeking a development partner through a competitive tendering process to deliver the scheme based on this Development Brief and project requirements.

What happens when?

The council sought views from residents, local businesses, and community groups on initial proposals for the three Lea Bridge Station Sites as the first stage of public engagement for this specific site, following the conclusion of the broader consultation undertaken in respect of the Lea Bridge and Leyton Vision.

An initial brief was developed with BPR Architects and AR Urbanism and was summarised on these presentation boards at the public engagement events held at Sybourn Primary School on 2 December 2017 and during a display at Lea Bridge Library until 24 January 2018.

Proposals for the three Lea Bridge Station Sites have been influenced by these engagement events and through early stage discussions with developers to understand the interest in developing these sites.

A Development Brief has now been finalised and outlines what the council wants any potential development partner to achieve on this site, in particular 300 new homes, with a target of 50% genuinely affordable, alongside a new station entrance and public square.

Residents’ feedback has included some support for development but has also raised a number of concerns about:

  • loss of green space
  • air quality
  • flood risk impact
  • height and density of the proposals
  • provision of affordable housing on the three sites
  • capacity of schools, health care and similar facilities to cope with an increase due to the scheme
  • impact on traffic and congestion
  • safety and security issues

In response to this feedback the council commissioned further surveys, including a tree survey and a Flood Risk Assessment. The surveys will be made available to potential development partners, with their recommendations (such as the retention and relocation of lost trees where possible) incorporated into the Development Brief. Summaries of the information will also be publicly available where possible.

Other actions taken as a result of feedback include:

  • Removing the proposed pedestrian access route connecting Elm Park Road and Orient Way, due to security concerns raised by local residents.
  • Including a requirement for the scheme to achieve Secure By Design accreditation.
  • Testing the viability of including a high proportion of affordable (including social rented) homes with further testing to see the impact on the housing mix from a reduced height scheme.
  • Stronger wording in the Development Brief on the requirement for high quality green infrastructure.
  • Researching  alternative locations for a health hub in the Lea Bridge area
  • Stronger direction on the approach the council expects from developers  on the commercial and cultural elements of the scheme
  • Including active consideration of Community Land Trusts and other forms of innovative provision of affordable housing within the Development Brief to reflect changes to the council’s wider policy on housing provision.

Full details are provided in the public consultation feedback report available

Some actions are ongoing and further details will be included in the frequently asked questions with answers.

Consultation and engagement for these three sites will continue with opportunities for the local community to engage in the process prior to the formal planning consultation. At present, it is anticipated that an application for planning will be submitted during early 2020 to be considered by the council’s Planning Committee and the Mayor of London.

Keeping you informed

Read the email newsletter for 26th April 2019
Download the Lea Bridge and Leyton spring newsletter 2018
Sign up for the 3 Lea Bridge Station Sites email newsletter

Follow us on Twitter using #3StationSites

More information is available from:

  • Waltham Forest council’s Regeneration Programme Manager, Mark Adams.
  • Waltham Forest council’s Stakeholder Relations and Community Engagement Manager, Keith Brown.