Regeneration projects

To give you more affordable housing, jobs and leisure activities, we’ve developed some ambitious regeneration plans.

As part of this, we’re working hard to attract good quality investors, developers and businesses that will help Walthamstow grow.

Below are some of the regeneration projects you can expect.

Waltham Forest is now growing faster than any other borough in London. This is in part due to the significant effect of investment in Olympic legacy projects but also in the overall growth in London and the movement of the capitals economy eastwards.

In recent years, the council has secured significant investment and delivered improvements to the public realm and High Streets of the borough’s town centres. This makes Waltham Forest an increasingly attractive place to live work and visit.

We’ve set a target of 12,000 new homes to be under construction in the borough by 2020. This includes including in designated Housing Zones at Blackhorse, Lea Bridge and Leyton.  The borough has a strong economic base with major strategic industrial sites at Blackhorse Lane and Argall Trading estates and key growth sectors around the creative, construction and urban services industries. This is accompanied by a programme of investment in new leisure, health, education and community facilities.

The Council has a central role in leading and promoting economic growth, and we are working closely with developers and partners interested in investing in the borough to secure further improvements and benefits for residents, such as housing, local facilities and jobs, as part of new schemes.

Walthamstow Click to get info

Walthamstow is the borough’s main town centre and a major centre in London, benefiting from excellent transport links to central London –  14 minutes on the Victoria line to Kings Cross and 19 minutes on the Overground to Liverpool Street, and easy access to both Stratford and Stansted Airport via Tottenham Hale. Walthamstow has seen some exciting changes. Some key sites developed recently include delivery of The Scene, a complex with a cinema, restaurants and new homes, the Solum II Station development, with a hotel and homes, and the first phase of refurbishment of the former EMD Granada Cinema. In addition, the Council has invested in improving public spaces and shop front at the both ends of the High Street and along Hoe Street. Council-led Heritage Lottery funded improvements to buildings and public realm at St James Street are currently underway and due for completion in summer 2017.

There are also new activities for residents and visitors to enjoy, such as the council and GLA-supported Night Feast and the Central Parade, a creative workspace and business hub with an in house bakery and cafe in the heart of Walthamstow.

Future investment in Walthamstow includes the development of proposals and delivery plans for key Council-owned sites such as Central Parade, Juniper House, the Town Square, including its relation to proposed Mall development, Walthamstow Library, South Grove and Chestnuts House. The Council is also committed to facilitating development of proposals and delivery plans for key third parties owned sites, which include The Mall, EMD Cinema, Overground Station/Solum Phase 2, South Grove/ Brunner Road and Central House (Strettons).

The Walthamstow Town Centre Area Action Plan (AAP) is important for the future of the town centre. It can guide and shaping its development. This includes the potential for 2,000 new homes, the 90,000 sq ft. Mall extension and a mix of leisure, community and business space.

The council has prepared a further place-shaping strategy to articulate how development could be brought forward. More information on recent investment and the plans in the pipeline for Walthamstow can be found on the Shaping Waltham Forest web site.


Blackhorse Lane Click to get info

Blackhorse Lane is a strategically important growth area situated within the Mayor’s Upper Lea Valley Opportunity Area.

It forms one of the council’s key regeneration areas both for housing development, employment and business growth.  Blackhorse Lane has the potential to provide 2,500 new homes and 1,000 new jobs to 2025 as part of the comprehensive regeneration of the area including new public open space, highway improvements, schools, community and shopping facilities, spaces for creative industries and links to the Walthamstow Wetlands.

The current and anticipated regeneration for the Blackhorse Lane area is supported by a strong planning policy framework which is set out in the Blackhorse Lane Area Action Plan 2015.

A number of key sites are being developed for housing and mixed uses with the Housing Zone designation offering a fantastic opportunity to help unlock the barriers to further development.  The Housing Zone will also provide funding to help deliver a number of regeneration projects in support of the new housing including improvements to Blackhorse Road station and public realm improvements.

Some of the key sites and projects underway or in the pipeline include:

  • Mandora development providing new homes, student housing, shops and business space
  • Gnome House which provides a landmark mix of community and business space
  • Redevelopment of the former Standard Pub to provide a mixed-use development including replacement music venue
  • Legal & General’s proposals for a private rented sector housing development next to Walthamstow Wetlands
  • Developments at Sutherland Road bringing forward a mix of affordable and private housing as well as a new health centre
  • Council and GLA support for a cluster of creative industry uses along Blackhorse Lane and Sutherland Road, including Blackhorse Workshop and proposals for Uplands House and Lockwood Way as part of the recently secured £1.1m from the GLA’s London Regeneration Fund

The Council, with architects Allies and Morrison, has developed the "Lea Valley Eastside" vision – a long-term vision for how the Leyton and Lea Bridge area could change over the next 10 years. 

The consultation ran for a period of eight weeks and, a series of public exhibitions were held.

The council are considering all responses with a plan to bring it forward to Cabinet in March 2017.

Lea Valley Eastside lies just to the north of Queen Elizabeth Olympic Park and on the edge of the Lee Valley Regional Park providing access to significant swathes of green space and leisure facilities. The area has fantastic accessibility with both underground, overground and the national rail station at Lea Bridge which reopened in May 2016, providing direct links to Stratford and Tottenham Hale.

The Vision covers the three key areas of Lea Bridge, Church Road, and Leyton. These areas will form reinvigorated communities with new homes and jobs, improved transport connections, green spaces, new schools and healthcare, all forming part of the Council’s vision.

Lea Bridge Vision

  • Up to 1,200 new homes
  • 200,000m² of new non-residential space
  • A new local centre with retail and health facilities
  • Retain, expand, enhance, diversify and modernise the existing business and employment centre
  • Creating additional access to the waterways and green spaces of Lee Valley Regional Park

Church Road Vision

  • Up to 400 new homes
  • 45,000m² of retained and new employment space
  • Improved routes, green spaces and sport facilities at Dagenham Brook, Leyton Jubilee Park and Ive Farm
  • New west-east connections across the Brook into Leyton Jubilee Park
  • Energy and utilities infrastructure to support a sustainable future supply

Leyton Vision

  • Up to 2,800 new homes
  • 50,000m² of commercial space
  • A new primary school
  • Transforming Leyton Mills retail park to include new shops, business space and new homes
  • An enhanced tube station entrance and public realm along the High Road
  • Improved connectivity to Queen Elizabeth Olympic Park via a new bridge, improved junction at Ruckholt Road and potential for a new station

Lea Bridge Station reopened to passengers in 16 May 2016 after over 30 years of closure, the culmination of a 15 year vision for Waltham Forest Council.

Direct links to both Stratford and Tottenham Hale with five minute journey times will open the area to further investment and improve connectivity for residents and businesses. The new station, according to TfL rail estimates, will service 352,000 passengers a year by 2031.  Most recent studies show that passenger numbers are likely to exceed this initial estimate.

The council-led programme to deliver the station was funded with a mixture of £5.3 million in council funding, £1.1million from the Department for Transport’s New Stations Fund and £5.5million from Section 106 contributions.

Walthamstow Wetlands Click to get info

Walthamstow Wetlands will deliver the largest Urban Wetland Nature Reserve in London which will be free to access and enjoy, it will be partially open in 2016 and a full planned opening for summer 2017. This unique project will create opportunities for leisure activities such as walking, cycling and fishing, within a dramatic 211 ha landscape, benefiting health and wellbeing and quality of life for residents and visitors alike.

In addition of programmes of formal and informal learning, training and volunteering delivered through the London Wildlife Trust, will promote a better understanding of the sites natural and built heritage ensuring a lasting legacy for future generations to cherish and celebrate. The Wetlands should also support the emergence of a wider visitor economy and regeneration plans in St James Street, Blackhorse Lane and Lea Bridge.

The council has invested over £1m and is delivering the project in partnership with site owners Thames Water who have contributed £1.84million, Heritage Lottery Fund which has contributed £4.47million the Greater London Authority (£750,000) Environment Agency (£49,000) and Natural England.

The council has appointed the London Wildlife Trust as the delivery partner to manage and conserve the Wetlands heritage. The Trust will also deliver the programme of public engagement and learning, volunteering and training activities including engaging local schools in the heritage of the Wetlands.

Leytonstone Click to get info

Leytonstone is the borough’s second largest town centre benefiting from proximity to open space at Wanstead Flats and transport access via the Central Line, Overground and A12.

In recent years, the council has invested in improvements to the public realm, particularly around the station and along the High Road, as well as in the recently completed renovation of the Library. This has helped encourage a mix of businesses to set up in the town centre, including a variety of places to eat and drink, as well as three distinct markets.

A place-shaping strategy has recently been prepared and will set out how the council will work to secure further investment in the town centre and bring forward development of key sites, including:

  • Around the Matalan store

  • Around the Tesco’s store

  • Sites at the underground station, including Church Lane car park

  • Network Rail land at Joseph Ray Road

The council has also secured £500,000 of New Homes Bonus (top-slice) funding from the GLA for shop front and public realm improvements south of Leytonstone High Road Overground Station, investing in an area which benefits from proximity to Queen Elizabeth Olympic Park and Crossrail stations at Maryland and Forest Gate from 2019.

Read plans for Leytonstone town centre

Section by section in detail

Chingford Click to get info

Chingford is an important district centre in the north of the borough with a range of independent shops and places to eat and drink, also benefiting from proximity to Epping Forest and access to the Overground network to Liverpool Street. The council is continuing to look at opportunities to improve the use of the Assembly Hall and Library.

South Chingford Click to get info

The council invested £750,000 in public realm and building refurbishment at Albert Crescent in 2013 and is now working with local groups to identify opportunities for further improvements for shops, businesses and to public space to increase activity in one of the borough’s largest district centres.

Community initiatives have led to an Italian farmer’s market being established in the town centre. There are further opportunities for investment and development in South Chingford, including at the Sainsbury’s store and adjoining Hall Lane car park.

Higham's Park Click to get info

Highams Park is a small district centre with access to the Overground network and home to a range of small independent retailers as well as a large Tesco supermarket and associated mixed-use development.

The council has secured £100,000 New Homes Bonus (top-slice) funding from the GLA for improvements to shop fronts and installation of an artwork in the centre of Highams Park. Alongside this we’re working with local groups on the preparation of a neighbourhood plan, potential improvements to the local park and proposals to reopen the Regal Cinema.

Wood Street Click to get info

The council has delivered a comprehensive programme of public realm, shop front and business improvements to Wood Street using a mix of funding. The district centre benefits from access to the Overground network and is home to a variety of independent retailers as well as the community arts collective Wood Street Walls whose work is seen across the borough and is working with the council and GLA to secure studio space.

In late 2016, Wood Street won the ‘Great Street’ Award, an international accolade from the Academy of Urbanism. Wood Street is a fine example of how Council and local resident groups and local businesses have worked together and made a real difference to the area.

The Marlowe Road estate regeneration project will see a major development at the heart of the town centre delivered by Countryside Properties working with the council.

Baker's Arms Click to get info

Baker’s Arms is a small district centre situated between Walthamstow and Leyton. It has benefited from an extensive programme of shopfront and public realm improvements in the last three years, helping support the range of independent retailers and national multiples present in the centre.


Invest in Waltham Forest Click to get info

The council has a clear strategy for economic growth in Waltham Forest setting out how it will work with residents, businesses and partners to deliver more housing, jobs, business space and improvements to the borough’s town centres and supporting infrastructure.

Discover how you can invest in the London borough that has:

  • more green space than any other borough north of the Thames.
  • 15 minute tube journey from the heart of the world's most popular city.
  • popular with  young families and trendsetters
  • diverse and successful town centres
  • housing prices on the rise
  • vast majority of primary schools are good or outstanding
  • secondary schools gaining great reputations and the proportion of pupils gaining A*-C grades at GCSEs is up 17 per cent since 2005.

For your opportunity to invest, visit today.