Regeneration: Low Hall Depot Site Redevelopment, Leyton

Low Hall Depot



Located in the south-western part of the borough and occupying approximately four hectares, 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.

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 whilst at the same time, release surplus land for provision of new homes.

It also, 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.

These would be to the south of the site, releasing land to the north for the provision a residential-led mixed use development of around 450 new homes.

The new Depot facilities will include extra electric charging points to be used by Council’s new waste collection and street cleaning contractor as part of the Council’s Climate Emergency measures to help improve air quality.

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

What is planned?

The development of Low Hall Depot will be phased.

The first phase is to replace existing buildings which are not suitable for purpose with temporary buildings and to install electric charging points ready for the new waste collection and street cleaning vehicles being used by the new contractor.

The temporary buildings will be at the north of the site.

The second phase is to demolish and replace the existing office and workshop buildings.

When completed the temporary buildings will be removed and work will start on building around 450 new homes, of which 50 per cent 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?

The main contractor 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?

  • October 2019 Temporary office accommodation installed
  • October 2019 Electric Vehicle charging points installed
  • November 2019 Work starts to demolish existing workshop and erect a temporary workshop
  • January 2020 Temporary workshop completed
  • Spring 2020 Demolition of former offices and old workshop completed
  • Spring 2020 Public engagement drop in event to comment on proposals
  • Summer 2020 Public engagement drop in event to comment on revised proposals
  • Summer 2020 Planning application submitted
  • Winter 2020 Work begins on new depot
  • Summer 2022 Work completed on new depot
  • Summer 2022 Work begins on new homes
  • Summer 2024 First residents move in to new homes
  • Autumn 2024 Work completed on new homes


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


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Further details

More information is available from: