Regeneration: Lea Bridge Station sites

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Alert

The Lea Bridge Station sites are three areas of council-owned land around the junction of Orient Way/Argall Way and Lea Bridge Road.

Along with the station entrance, the council is developing these sites to support the creation of a central area for the community with a character and amenities that will benefit residents, be less dominated by traffic, and bring new opportunities to the area. This development is an exciting opportunity to support the borough’s Covid-19 economic recovery action plan and add to the positive improvements made in Lea Bridge.

Additionally, the development will make sure there are opportunities for local people and will create jobs for up to 42 local residents and 180 apprenticeships.

Proposals for the development include:

  • New entrance to Lea Bridge Station with a new station plaza
  • 300 new homes including:
    • 50 per cent affordable homes with 60 per cent of those for London Affordable Rent and 40 per cent for shared ownership
    • 50 per cent of homes for market sale
    • Specialist homes for older residents and residents with learning disabilities
    • 10 per cent wheelchair adaptable flats
  • Cultural and commercial space
  • 750 square metres of publicly accessible green space
  • A net increase in trees
  • Play space for children and young people
  • Social value programme developed and delivered with the local community

The scheme will be subject to the statutory planning process. This will include a referral to the Mayor of London and approval by the Greater London Authority, who will agree the final scheme.

    Station entrance Click to get info

    The planning application for a new station entrance was approved on 14 January 2020.

    The proposals for the new entrance include a ticket hall, provision for automatic ticket gate lines, a retail unit on the ground floor, and a basement level cycle hub with 130 bicycle parking spaces, an increase from the 48 that are there currently.

    The new station entrance will be accessible via the station concourse and will connect to Network Rail’s existing footbridge. Cycle hangars for disabled cyclists and new bike stands will also be incorporated outside the new station entrance within the proposed public plaza.

    There will be a feature wall within the station entrance that will celebrate the history, communities and achievements of the local area. In summer 2020, public engagement was done about what this wall should look like and how residents could be involved in its design.

    A public engagement event was held on 29 September 2020 to share details of the planning application for the station entrance.

    Timeline for the station entrance:

    • 5 July 2020: End of engagement for Lea Bridge Station feature wall suggestions
    • 18 September 2020: Planning application for the station entrance is submitted
    • 29 September 2020: Public engagement event about the planning application for the Lea Bridge Station entrance
    • 14 January 2021: Planning application is approved
    • Spring 2023: Anticipated start date on site
    • Late 2023: Anticipated opening of new station entrance

    3 sites Click to get info

    Site 1 will include the new station entrance and bicycle hub, public space, and additional taller building.

    Site 2 will include a cultural, creative, and commercial space, and some town houses and flats in a four to ten storey building alongside a new, improved pocket park and play space.

    Site 3 will include a taller building with commercial and residential uses.

    Development partners Click to get info

    Following a robust procurement process, in May 2020 the council selected London Square Developments Ltd and One Housing Group as development partners for these sites. The executive decision reports approving this can be viewed on our democracy website.

    Timeline Click to get info

    • Summer 2020: The council entered into a development agreement with London Square Developments Ltd and One Housing Group
    • Late summer 2020: Planning application for the new station entrance submitted with statutory consultation
    • Summer and autumn 2020: Resident engagement
    • Winter 2020/21: Planning application for the main scheme is submitted with statutory consultation
    • 14 January 2021: Planning application for station entrance approved
    • Summer 2021: Planning application for the residential and commercial development due to be submitted
    • Spring 2022: Anticipated start of works with construction likely to be phased
    • Late 2023: Anticipated opening of new station entrance
    • Summer 2025: Anticipated completion of the development

    Consultation and engagement activities have included:

    • Consultation and engagement about the council’s draft development brief for the three sites in 2018, which resulted in changes made to the brief
    • Updates provided to Lea Bridge Ward Forum
    • Meetings with residents and community groups
    • Issues raised being addressed through a range of initiatives including the Waltham Forest Local Plan

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

    An initial brief was developed with BPR Architects and AR Urbanism and was summarised at  public engagement event on 2 December 2017 at Sybourn Primary School and were on display at Lea Bridge Library until 24 January 2018.

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

    In response to this feedback, the council commissioned further surveys, including a tree survey and a Flood Risk Assessment. The surveys were made available to potential development partners, with their recommendations incorporated into the development brief.

    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 about 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

    Read the public consultation feedback report

    Contact us Click to get info

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