Lea Bridge Station sites

There are three areas of council-owned land around Lea Bridge Station that the council are developing into much needed new homes. The redevelopment will include a significant amount of affordable housing. In addition, there will also be a new station entrance and plaza, cultural and community hub, and commercial space. Redevelopment will create a more welcoming, inclusive environment for the residents and visitors through what is known as public realm improvements.

The development will bring opportunities for local people, and will create 45 local jobs, 75 apprenticeships, 138 training opportunities and 15 paid work placements.

The original planning application was approved in February 2023 but due to a variety of external factors such as a sharp rise in construction costs and the introduction of new fire safety requirements, the design and overall scheme viability has been impacted. This has led to a number of design changes to the original planning approved scheme, to enable the project to be delivered. The planning applications to date are summarised as follows:

• Application ref. 212685 issued on 10 February 2023 approved planning permission for the comprehensive redevelopment of the site for 345 residential dwellings and commercial floorspace.
• Application ref. 231158 issued on 12 July 2023 approved planning permission for a Non-Material Amendment Application (S96A). This pertains to amendments to floor plan layouts to incorporate second staircases and other design and tenure changes.
• Application ref. 231778 issued on 19 July 2023 approved planning permission for a Non-Material Amendment Application (S96A) in respect of planning reference. 212685. This pertains to an amendment to the description of the proposed development.
• Application ref. 242970 issued on 21 March 2025 approved planning permission for a Section 73 application (S73) in respect of an increase in height to towers 1 and 2, increase in the quantum of homes, an uplift in affordable housing, increase in the number of wheelchair homes, a reduction in commercial floorspace, and other minor amendments.

The latest proposals for the scheme include:

• The new entrance to Lea Bridge Station with a new station plaza
• 387 new homes, including 100% affordable homes
• A net increase in trees and biodiversity
• 45 local jobs, 75 apprenticeships, 138 training opportunities and 15 paid work placements
• 750 square metres of high quality publicly accessible green space
• Over 1,500 square metres of commercial, community and cultural floorspace
• Over 1,700 square metres of children’s play space (indoor and outdoor)
• £350,000 spent in the local supply chain. Through local goods or services contracts between the developer and local suppliers
• 'Community Chest Fund' developed with the community. This funds small-to-medium-sized community groups to offer ‘social prescribing’ types of services and activities

Station entrance

The planning application for a new station entrance was approved on 14 January 2021.

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.

• Feature wall plan (PDF)
• Proposed station entrance (PDF)
• FAQs about Lea Bridge Station (PDF)

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

• Residents Briefing presentation (PDF)

Development partners

Following a robust procurement process, in May 2020 the council selected London Square Developments Ltd as development partners for these sites. The executive decision reports approving this can be viewed on our democracy website. The Development Agreement (DA) between the council and London Square was signed in March 2021.

Since the DA was signed, the delivery of the project has been subject to financial viability challenges. This has resulted in the need for changes to the original approved planning application as mentioned above, and also to the original commercial terms of the DA.

The Section 73 planning application was approved at Planning Committee on 4 February 2025. This now means the scheme will deliver 100 percent affordable housing and the height of the two towers on sites one and three will increase by an additional three storeys. The delivery of the updated scheme is enabled by a significant grant allocation from the Greater London Authority (GLA) from their Affordable Homes Programme.

London Square’s affordable housing provider Square Roots will manage the homes. Square Roots will offer the council 100 percent nominations in perpetuity. This will ensure homes are prioritised for local people.

The DA has been updated to reflect the current scheme and commercial deal. This was updated via a Deed of Variation to the original Development Agreement. The Heads of Terms for the Deed of Variation were approved at Cabinet on 11 March 2025 and the DA was updated in April 2025.

Timeline

• Summer 2020: The council entered into a development agreement with London Square Developments Ltd 
• January 2021: Planning for station entrance approved
• Summer and Autumn 2021: Resident engagement for the wider development
• March 2022: Planning committee decision for the main scheme is submitted with statutory consultation
• February 2023: Section 106 agreement completed and planning consent issued 
• July 2023: Planning application (Non-Material Amendment) approved for changes related to incorporating second staircases
• November 2024: GLA confirms increased grant allocation to enable 100% affordable housing scheme
• November 2024: Planning application (Section 73) is submitted
• February 2025: Section 73 planning application approved at Planning Committee
• March 2025: Cabinet approved entering in to the Deed of Variation to the Development Agreement
• January 2026: Enabling works begin at Site 1 (Cycle Hub removal)
• Summer 2026: Anticipated start on site at Site 1, including the new station.

The full construction programme for Lea Bridge Station Sites scheme is currently under review and the council will be in a position to update local residents once confirmed.

As significant utility diversion works are required to enable the development, the anticipated start dates for Site 2 and Site 3 cannot be confirmed until these works have been scheduled, we will update this webpage with more information when we know more.

As of January 2026 secure cycle parking at Lea Bridge Station has been temporarily moved from the Cycle Hub to two Bikehangars which are located on Platform 1. This is to facilitate the redevelopment works at Lea Bridge Station.

A new Cycle Hub will open once the Lea Bridge Station works have been completed. Check our Cycle Parking webpage for the latest information.

Consultation and engagement

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 held with residents and local community groups
• Issues raised being addressed through a range of initiatives including the Area Framework 

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.

Following the formal appointment of London Square Development Ltd under a Development Agreement in March 2021, London Square with support from the council undertook a series of engagements with the local community in the lead up to the planning submission.

Following the requirement for further design changes as a response to the fire safety requirements, engagement sessions were held in June and July 2023. The sessions focused on the changes covered in the Non-Material Amendment and Section 73 applications, addressing queries and concerns from the local community. Feedback from the engagement was summarised and submitted as part of the revised planning applications. In advance of the submission of the November 2024 Section 73 application, engagement involved updating the project website and issuing a newsletter to residents / interested parties. Planning application documents and further details on the full engagement process can be found in the Statement of Community Involvement as submitted as part of the latest planning application. 

For more relevant and up to date information, visit the Lea Bridge Station Sites website.