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Last updated: 23 January 2023

Blackhorse Lane regeneration

Blackhorse Lane is an important growth area 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 future 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 (PDF).

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
  • We have prepared the Sutherland Road development brief which sets out parameters for the development of the Former Webbs Industrial Estate, owned by the GLA, and adjoining sites, to provide a mix of commercial space, new homes and a walking/cycling route connecting Sutherland Road with Blackhorse Lane.