Low Hall Depot Site Redevelopment, Leyton

Background

Low Hall Depot sits between Low Hall sports grounds, public allotments, a primary school, a waste transfer station, and a Thames Water storm water/sewage facility. It is located in the south-western part of the borough and occupies approximately four hectares.

The depot is a busy operational site with multiple co-located occupiers working for or on behalf of the Council. Although functional, the majority of the buildings are in a poor state of repair with significant reinvestment needed.

There are also some Health and Safety matters, which were highlighted in a recently-commissioned audit report and need addressing.

It is a large site with much underused land.

A detailed feasibility study, commissioned by the Council, showed how the site could be redeveloped to provide a new modern and fit for purpose Depot. At the same time, it showed the release surplus land for the provision of new homes.

It found that the existing office buildings and workshops need significant investment if they are to meet current health and safety standards. And, that it is more cost effective to demolish and replace the existing buildings with modern facilities.

A Framework Masterplan commissioned by the Council shows how the site could be redeveloped to provide a new depot to the south of the site. It will release land to the north for the provision of a residential-led mixed use development of around 700 new homes.

The new Depot facilities will respond to the Council’s Climate Emergency Declaration and will achieve BREEAM Excellent rating as a minimum. It will also allow for electric charging of all the Council’s depot and contractor vehicles.

The Mayor of London has set a target of 18,000 new homes being built in Waltham Forest in the next 10 years. The redevelopment of the Depot will provide more homes for local residents and help meet the housing target.

What is planned?

The redevelopment of Low Hall Depot site will be delivered in two phases.

• Phase 1 (Temporary Works): This will include the replacement of existing buildings that are not suitable for purpose. These will be replaced with temporary buildings. It also includes the installation of temporary electric charging points for waste collection and street cleaning vehicles. This phase has been completed.
• Phase 2 (Permanent Works): This will include the removal of all phase 1 temporary buildings and facilities. It also includes the building of a new neighbourhood of the new Green depot and around 700 new homes, of which up to 50 percent are planned as affordable homes.

The proposal details may change during the detailed design development, resident engagement, and planning process.

Who is doing the work?

A development partner has yet to be appointed for this project.

A traffic plan is in place, so construction vehicles access the site via the industrial estate and do not go past the school.

What happens when?

• Spring 2020 Phase 1 works completed
• Summer 2021 Low Hall Masterplan Framework completed
• Autumn 2022 Development Partner appointed
• Spring 2023 Public engagement drop in event to comment on proposals
• Summer 2023 Public engagement drop in event to comment on revised proposals
• Autumn 2023 Planning application submitted
• Spring 2024 Work begins on new depot
• Winter 2025 Work completed on new depot
• Spring 2025 Work begins on new homes
• Spring 2027 First residents move in to new homes

Engagement

There will be several engagement events where residents can call in for a chat with Council officers and representatives of the development partner. The Headteacher and Governing Body of Barncroft School will be kept informed of what is happening on the site. Disruption to the school will be kept to a minimum. Discussions will also take place with the volunteers who run the Pumphouse Museum.