CONTEXT 7 TRANSPORT 8

Leytonstone Town Centre enjoys excellent transport links, thanks to GREEN MAN the Central Line and Overground stations. hackney QUIET ROUTE TO ROUNDABOUT WOOD STREET/ A12 TO As noted above (see Regeneration), further improvements to W’STOW VILLAGE (A12 TO ) cycle routes are coming as part of Waltham Forest’s Mini-Holland programme. GAINSBOROUGH RD. The town centre sits adjacent to the Green Man Roundabout, a key intersection between the A12, High Road and Road. However, much of the car traffic in the town centre is associated with the Tesco Superstore.

LEMNA RD. EPPING These major transport arteries consititute both an opportunity to and a challenge; while Leytonstone is well linked to central BROWNING RD. and , pedestrian and cycle routes to the west of the Borough are necessarily limited by the A12 and railway lines. However, cycle routes leading under the Green Man roundabout provide safe and easy access to .. AYLMER RD.

KIRKDALE RD. Central Line station Anecdotal evidence suggests that Leytonstone’s ample car LEYTONSTONE parking and excellent transport links make it a convenient place for shoppers and commuters from Essex to park and talong the CHURCH LN. Central Line to the Westfield Centre in Stratford and offices in Central London. HARVEY RD.

TO VIA CYCLE BRIDGE BARCLAY RD.

VERNON RD.

BURGHLEY RD.

.

st

Cycle path leading across A12 to Leyton

TO liverpool

TO GOSPEL OAK

HIGH ROAD LEYTONSTONE (OVERGROUND)

TO BARKING

TO STRATFORD

Wayfinding post, Central Line station HIGH ROAD LEYTONSTONE PUBLIC SPACE 9

While only the yard of St. John’s Church suggests Leytonstone’s past as a leafy hamlet, nearby Bush Wood, Flats and Epping Forest provide good access to open green areas.

However, the town centre does include generous areas of public realm, some of which has seen recent Council investment. Cafes and restaurants make good use of the broad pavements out- side the Central Line station and on Kirkdale Road, as well as at Earlham Court several of the corners between the High Road and residential backstreets. However, a double-width bus turnaround obstructs pedestrian progress along the north side of Church Lane.

At the west exit of the Underground station, Memorial Square is a generous if under-animated swathe of pedestrian public realm.

More, however, could be done to capitalise on the surrounds of Leytonstone’s key heritage assets, and particularly Leytonstone House. Here, green space is fractured and marginalised by car parking. To the west of the High Road, car parking predominates Church Lane/Kirkdale Road altogether, with a significant proportion of the district centre given over to a Tesco car park.

Memorial Square St. John’s Churchyard

Church Lane Playground RETAIL 10

Leytonstone’s retail offer centres on the High Road and Church Lane. The High Road is lined with Victorian shopping parades in red brick with stuccowork ornamentation. Several prominent corners on the northern extent of the High Road are marked by grand public houses and banks featuring extensive stone detailing.

Moving south along the High Road, the Victorian parade is increasing interspersed with interwar terraces. These follow a broadly similar pattern to ground floor level, but tend to be treated as a single larger, symmetrical structure at upper levels. South of the junction between Church Lane and the High Road, a number of late 20th century buildings house pound shops, superstores and charity shops in larger retail premises.

The Tesco superstore in the north of the study area is a dominant presence in the town centre, as well as the Matalan adjacent to St. John’s Church. Both feature extensive car parks which take up a large proportion of land between the High Road and the A12.

LBWF’s Retail and Leisure Study notes a high proportion of non- retail uses in designated primary and secondary retail frontages (see Planning Policy, above), with many shops in prominent posittions, including corners, given over to office space. The study also notes the prevalence of convenience retailers, such as Tesco, Key alongside smaller supermarkets. superstore High proportions of non-retail uses in primary and secondary frontages. High proportion of convenience retailers (e.g. Tesco). clothing Relatively low proportion of comparison shops, according to Retail and Leisure Study 2009. However, there are also relatively financial few vacant shops along the high road, suggesting a continued demand for traditional retail spaces. cafe/restaurant

pub

beauty

office

food

convenience

specialist

betting

takeaway

other

vacant RETAIL 11

Analysis of footfall in the town centre suggests that Church Lane and the western side of the High Road, south of the Library, are well frequented. Footfall to the east of the High Road falls off significantly, while it is notable that few pedestrians make their way to the Art Deco terrace on Kirkdale Road. This map also suggests that few shoppers from Tesco are making their way to the High Road and its local and independent businesses.

771-789 High Road Leytonstone - Victorian parade interspersed with larger late 20th century shops

839-861 High Road Leytonstone - Victorian parade bookended by a bank and a pub

729-755 High Road Leytonstone - Victorian parade alongside interwar parade

Matalan superstore & car park Tesco superstore & car park WORKSPACE 12

Despite Leytonstone’s Victorian growth as a dormitory town, much of the land to the north of Church Lane and to the west of the High Road is given over to workspaces. Much of this is housed in late 20th century developments, and appears to be significantly underused - e.g. Kirkdale House, Robart House. In fact, Kirkdale House is the subject of a scheme to convert existing office space to residential accommodation under permitted development rights. There is also evidence of workshops tucked behind residential streets, accessed via alleyways, which have fallen into disuse.

To the south of the study area, railway arches are occupied by a builder’s merchant and a number of other businesses which do not appear to be making intensive use of this well-connected site.

At the same time, a significant proportion of primary retail frontage on the High Road and Church Lane has been given over to office use. A former residential terrace on Gainsborough Houses converted to office use on Gainsborough Road Road, opposite the Tesco car park, has been wholly converted to offices and a nursery. This adaptation of ill-suited stock demonstrates a clear demand for workspace that is not being met by existing available buildings.

Builder’s merchant in overground railway arches (designated employment land) Disused backland workshops Kirkdale House & police station (vacant) HOUSING 13

Leytonstone is perhaps best known for its fine terraces of two-sto- row of two storey former policemen’s cottages. Set back behind rey Victorian houses, which predominate in the streets east of the a deep (and well-tended) green verge, this suburban typology High Road, south of Church Road, and outside of the study area sits in close proximity to the Underground station. to the west of the A12. The High Road itself, and Church Lane. These generally feature shallow front gardens and gable roofs. To the north of the study area, adjacent to the Tesco super- As discussed above (see Workspace), a Victorian yellow brick store and behind Leytonstone House, a former school has been terrace on Gainsborough Road has been converted to office use. converted to residential and commercial mixed use. Part of the former school complex is occupied by the Tesco, which butts up The High Road itself is lined with three-storey Victorian and inter- against two three-storey wings which have been respectively war terraces, mostly in red brick, which feature flats above shops. converted to rows of flats, with a row of shops to the ground Some of these residential units have been converted to office use. floor of the southern wing.

As discussed above (see History) the bulk of this housing stock Limited 21st century development is evident in the core of the results from a boom in speculative development following the study area. However, to the rear of the Matalan superstore, a opening of Leytonstone rail station. 5-storey block of flats sets a precedent for denser residential patterns. Further south along the High Road, retail parades give way to late 20th-century purpose built blocks of flats, which tend to be four storeys in height.

Two further idiosyncratic housing typologies have a strong influ- ence on the character of the study area. Lemna Road features a

Burghley Road - typical Victorian residential terrace Key

terraced housing

flats above shops

blocks of flats

School converted to residential, Earlham Court New build flats, Kirkdale Road CONSULTATION 14

EXERCISE no. 1: DROP-IN SESSION 03/10/15 LEYTONSTONE TOWN CENTRE LEYTONSTONE TOWN CENTRE LEYTONSTONE TOWN CENTRE Retail & workspace What next? Transport & Public Space

To inform longer-term plans, and make sure that these After today’s event, we will be starting to develop our GREEN MAN QUIET ROUTE TO ROUNDABOUT proposals are right for Leytonstone, we propose to test proposed strategy for Leytonstone’s short, middle and WOOD STREET/ A12 TO HACKNEY W’STOW VILLAGE (A12 TO ROMFORD) From 10am-4pm, Jan Kattein and Gabriel Warshafsky of JKA ideas through short-term interventions. The following is a long-term future. We will be returning for a second

list of just some of the ideas which could be tried out in consultation on 7th November from 10am - 4pm in GAINSBOROUGH RD. Leytonstone’s high streets are composed There’s also a high proportion of offices Leytonstone: Shop front improvements can encourage individual Leytonstone Library to get your feedback on some of conducted a public consultation event with the support of LBWF largely of fine Victorian and inter-war and convenience stores within the tow shops to focus on their appearance and their offer, these recommendations. parades. They’re home to a wide range of centre relative to other high streets. Away ? while improving the look and feel of the high street as a whole.

businesses that supply daily essentials, from the high street, a large area of the LEMNA RD. programme manager Sam Neal and neighbourhood officer We aim to present our final draft report at a Community TO EPPING well-loved cafés, restaurants and pubs. town centre is given over to superstores. BROWNING RD. Ward Forum in December. Our footfall analysis shows that few The square outside Leytonstone Underground station shoppers are making their way from the Leytonstone House and the old school buildings behind Kelly Peck. As weather was fine, we stationed ourselves outside has been recently repaved - but could more be done to are some of the finest heritage assets in the area. Could Key superstore to the high street. make an attractive arrival into the Town Centre? AYLMER RD. ? KIRKDALE RD. their setting be improved? Residential and retail properties are being converted to office superstore LEYTONSTONE use while more conventional workspaces sit empty or under- ? the Church Lane entrance of Leytonstone Libray. This was a de- clothing FOOTFALL ANALYSIS used. What sort of workspace does Leytonstone need? CHURCH LN. financial Workshops and retail units in pop-up container units can test the appetite for new kinds of workspace and Infill housing brings more residents to the area, cafe/restaurant increasing the customer base for local businesses, and can give the local creative community a stake in the HARVEY RD. can help create better-overlooked, safer streets. parture from the advertised location of the Customer Service pub town centre. beauty TO LEYTON VIA BARCLAY RD. office CYCLE BRIDGE VERNON RD. food Centre, but was felt to be a good opportunity to attract more ? On the other side of the tracks, the pavement is wide convenience ? and empty - what could be done to bring more life to BURGHLEY RD. specialist the street? St. John’s Churchyard is at the heart of the Town Centre. passers-by. We were busy throughout, with a peak in visitor num- betting Could access to this green space be improved? takeaway

TO LIVERPOOL ST. other Painting a map of existing businesses to a blank wall A guerrilla gardening initiative can help spread bers in the early afternoon, and estimate that some 300 inter- vacant can help visitors find their way around the town centre ? ? horticultural skills while testing ideas for long-term and improve trade. street planting. TO GOSPEL OAK Leytonstone enjoys excellent public transport connections. ested people stopped to speak to us. It was the arrival of the railway here which started its A playground has recently been completed in the car transformation from a leafy hamlet. The town centre still enjoys park next to the tube. Is more play space needed in the HIGH ROAD LEYTONSTONE Town Centre? (OVERGROUND) some beautiful green spaces, like the St. John’s Churchyard, and good connections to Epping Forest and . However, we think that there are clear opportunities to make TO BARKING the town centre a better place to walk around and spend time Consultation did not concern specific proposals, but attempted A food festival could showcase existing and unique local A temporary outdoor stage could showcase local talent food businesses and attract new visitors to Leytonstone and test the long-term viability of new kinds of public outside.

in the evening. space. TO STRATFORD to convey the overall scope of the Place-making Strategy. We HIGH ROAD LEYTONSTONE explained that our strategy would consider short-, medium- and long-term proposals for improvements to the town centre’s trans- port, public space, workspace, retail and housing. In return, we sought to gauge the public’s key concerns, appetite for change & development, and enhance our understanding of the way that people use Leytonstone’s existing amenities.

Transport • Many respondents cite the congestion of Leytonstone’s one- way traffic system as the most important defining characteristic about the town centre that could be improved. • Pollution levels caused by standing traffic, e.g. on Church Lane were a cause for concern. • Key bottlenecks were pointed out on the High Road just south of Church Lane and just south of the Green Man roundabout. • Several respondents suggested pedestrianising Church Lane, diverting car traffic via Kirkdale Road. market, but identified the lack of an appropriate outdoor public Conclusions • Car parking proved a controversial topic; most respondents space as a hingrance. • Many respondents feel that Leytonstone has a deficiency of had arrived in the town centre on foot, and the majority were • Overwhelmingly, respondents would like to see shop front workspace for start-up businesses, and expressed an increasing • Most respondents feel that Leytonstone has been improving willing to lose car parking capacity in favour of residential devel- improvements similar to the Council’s previous schemes in High appetite for arts space or managed workspace. over the last five years or so, but are concerned about rising opment Road Leyton. property prices and gentrification. Housing • However, a handful of repondents felt strongly that the existing • As Leytonstone has become a more pleasant place to live, an parking provision is at capacity or overstretched, and should on Public Space • The vast majority of respondents were very receptive to the influx of new residents from more central boroughs has led to a no account be reduced. principle of an increas in residential density. • Respondents would like to see more street planting and trees. concern that existing residents will be priced out. • St. John’s Churchyard should retain a peaceful aspect, but could • Redevelopment of superstores to provide additional residences Retail be made more accessible. was well recieved, while many respondents were willing to coun- • Respondents were well-informed, and regarded their town cen- • Respondents identified the retail environment as a priority for tenance development on parking space. • Green spaces on the fringes of the town centre e.g. Henry tre with great affection. improvement. Reynolds Gardens, are an important asset for locals, but access • Respondents expressed profound concerns over tenure of future • Long-term residents reported a decline in the retail offer from and way-finding could again be improved. developments, stipulating the need for affordable and family • We also noted a real eagerness for regeneration work, particu- the 1970s onward, with the loss of Bearmans, Russell & Bromley. homes. larly with regard to shop fronts and the public realm, and consid- • Some respondents noted a lack of high quality outdoor public ered, receptive attitude to future residential development. • Many respondents feel that the town centre is overly dominat- space, and a lack of security outside the Tube station and be- ed by superstores, charity shops, convenience stores and beauty tween Matalan and St. John’s Church. salons. • Recent pop-up shops have been well received, and respond- Workspace ents were keen to see further diversificaition of the retail offer. • Few respondents worked directly in the local area; we have attempted to address this by individually interviewing key anchor • Respondents expressed an appetite for an expanded street businesses in the town centre. CONSULTATION 15

EXERCISE no. 2: DROP-IN SESSION 07/11/15 LEYTONSTONE TOWN CENTRE LEYTONSTONE TOWN CENTRE LEYTONSTONE TOWN CENTRE

Short term Medium term Long term Example proposals 2 Temporary or short-term interventions can be used to test local Looking further into the future, we have identified a range of Over the next 5-10 years, London’s population is set to continue demand, try out new ideas and inform positive long-term proposals for improvements to public space, workspace and the increasing. Leytonstone is going to need more homes, places of work, 1 From 10am – 4pm, Jan Kattein and Gabriel Warshafsky development. Relatively low-cost, low-risk measures like pop-up retail environment which could be realised over the next 1-5 years, and better public spaces to meet this demand. We have identified 5 shops, markets and events are an opportunity to diversify the retail again subject to appropriate funding. a range of sites across the town centre which we think could be put offer, give existing businesses greater exposure and suggest new A children’s play festival to the surrounds of to better use to meet rising demand over the coming years, and 3 carried out a drop-in consultation event in the ground floor ways of enlivening under-used spaces around the town centre. Leytonstone House could encourage people to Measures like shop-front and public realm improvements, and the New gates to St. John’s Churchyard could allow will be developing outline proposals over the next weeks. 4 enjoy one of the area’s key heritage assets, and test more people to enjoy the Town Centre’s central establishment of business incubation space could potentially be 8 appetite for permanent park or playspace. green space without overly impacting its secluded 9 7 Following some of the feedback we received during our consultation implemented by the Council over a relatively short time-frame. feel. Development in Leytonstone Town Centre will be the result of of Leytonstone Library. After an initial quiet period from 10- event in October, we have started to develop proposals for sites However, they aim to seed enduring changes to the way that people cooperation between a broad range of stakeholders. Our strategy Rationalising the bus lanes on Kirkdale Road could 10 6 around the town centre which could be realised within a year or so live, work and shop in Leytonstone. will aim to put the Council in a position to be proactive in guiding create a new public square, which could host if funding can be secured. these changes for the long-term benefit of those who live in, work outdoor seating for existing businesses or a regular 13 market. 11am, a steady stream of visitors came through, totalling ca. in and visit Leytonstone. 12 11

17 While there is liitle vacant retail space in the town 80 respondents overall. While this is significantly fewer than 1 2 3 4 5 centre, our last consultation event suggested an Shop front improvements: International Buildings Shop front improvements: Central Parades appetite for a more diverse retail offer. We’ve noted 15 Original historic features of this fine Art Deco terrace could be restored Improving fascia signs to continuous parades of shops helps to maximise visual impact, together with 14 four vacant premises which could be used as pop- to provide an impressive landmark to visitors’ arrival in Leytonstone restoration and establish a cohesive centre to the high street. up shops. 16 by tube. The effect of a warm welcome could be improved by moving the previous consultation exercise, we suspect that this can be LEYTONSTONE TESCO SUPERSTORE 756-760 HIGH McDONALD’S GAINSBOROUGH 18 security shutters inside and working with shopkeepers to improve HOUSE SURROUNDS ROAD RD. SUBSTATION branding and displays. 6 7 8 9 10 attributed to poor weather, which prevented us from setting up 19 Rebuilding the existing Matalan superstore to Shop front improvements: Church Lane re-provide retail space at ground floor with a Leytonstone is already home to some great markets, 20 Restoring and re-painting original architectural features would reinforce the rhythm and proportion of 21 pedestrian plinth and flats above could also create BRITISH LEGION REAR of nos. 835- ROBART HOUSE POLICE STATION MATALAN but these are currently poorly served by existing 22 a wider, better overlooked marketplace north of St. this historic parade. Working with businesses to move shutters inside and improves display could create 859 HIGH ROAD SUPERSTORE public space. Expanding the existing markets into a more welcoming arrival by tube after dark. John’s Church. outside, and may have deterred visitors from the town centre 23 the Churchyard, Matalan car park or Kirkdale Road A food festival could give local restaurants and 11 12 13 14 15 on a temporary basis could test demand for larger shops a chance to showcase their offer to a wider public spaces to support markets in the long-term. audience, and build Leytonstone’s reputation as a altogether. great place to eat. CARLTON ROAD ST JOHN’S CENTRAL LINE BUS HARVEY ROAD HARVEY HOUSE CAR PARK CHURCHYARD TURNAROUND FORECOURT Market booths can help to enliven public spaces Key with increased retail activity, and could help to 16 17 18 19 20 public space improvement give market traders a more permanent stake in the town centre. residential development Shop front improvements: South Leytonstone Link 24 ICELAND CAR PARK STATION SQUARE CHURCH LANE REAR of nos. 757- GARAGE SITE mixed-use retail/residential development Improving key anchor businesses, with a particlar focus on prominent corner properties, and selected CAR PARK 763 HIGH ROAD 596-598 HIGH RD. The Church Lane car park could be re-developed Consultation material included proposals for short, medium restoration works to upper facades would help to establish a visual link between South Leytonstone, workspace development into a terrace of houses for small families and live/ Respondents in our last consultation event where shop front improvement work has already taken place, and Leytonstone Town Centre. 21 22 23 24 There’s already a thriving community garden on suggested the need for more workspace in live/work development work units. Retail/community uses at ground floor Harold Road. Expanding gardening activity to Several people reported a demand for more arts Leytonstone. We have noted significant vacant or at either end of the terrace create a lively public portions of the Church Lane car park could help to space in the town centre. The under-used display underused office space around the town centre realm. and long-term interventions, together with an overall plan of establish whether green space or car parking is of which could be fitted out, managed and let on a windows to Argos on Church Lane could be the greater importance to the Town Centre. perfect place for local artists to get their work seen. flexible and affordable basis to small businesses. HARRINGTON RD. GARAGE SITE METHODIST JEWSON’S/ opportunity sites across the town centre. In addition, consultation GARAGES 590 HIGH ROAD CHURCH RAILWAY ARCHES boards from 03/10/15 were presented again for the benefit of those who were unable to attend the first session.

GENERAL • Again, many respondents wished to discuss the performance of the one-way traffic system, with pedestrianisation of Church Lane proposed as a potential solution. • Respondents requested that consultation material be made available online, as some residents were unable to attend in person. • A number of residents were from Forest Ward, and registered a feeling of disconnection and exclusion from the Town Centre on which they rely.

Short-term • Further enthusiasm was expressed for introducing pop-up shops and markets, but respondents stressed the importance of parades to the south of Church Lane, (South Leytonstone Link) • Proposals for the Kirkdale Road bus turnaround and Matalan Conclusions ensuring that businesses could also find long-term premises. • Respondents expressed a need to ensure (or even enforce) sites were warmly received, with some respondents expressing • Short- and medium-term proposals were met with broad • Expansion of existing markets would be welcomed., but offer proper maintenance of shop front works. greater reservation over proposals for the Church Lane car park. approval, but respondents were keen to see assurances that should be diversified. • Most respondents felt that access to the Churchyard could • While respondents were eager to see expanded pedestrian these interventions would translate into long term change. • Many respondents are currently unacquainted with the green and should be improved, but were keen that it should retain its public realm on Kirkdale Road used for markets, they noted that • Many expressed approval that the Council was pro-actively space around Leytonstone House. overgrown and secluded qualities. the road currently suffers from significant congestion. considering long term development in the town centre. • The vast majority were supportive of giving over parking space • Provision of flexible/affordable workspace was enthusiastically • Respondents felt that improved public realm toward St. John’s • We encountered widespread enthusiasm for addressing around Leytonstone House to play and green space. received by respondents. Church and active retail frontages to High Road and side key central sites, i.e. Matalan, Tesco and McDonald’s., and elevations should be prioritised in redevelopment of the Matalan • Concern was registered regarding proximity of playspace to • Respondents agreed that a good mix of uses in the town centre a broadconsensus that these sites were significantly under- site. heavy traffic, lack of provision for older children. is needed to ensure that future housing development does not performing, and letting down the town centre as a whole. over-strain existing infrastructure. • Few respondents queried loss of car parking to Matalan site. • Gardening activity on the Church Lane car park was • Less interest was shown in backland sites, although most supported, although some expressed reservation at the loss of • Several respondents expressed a desire that new residential respondents seemed willing to at least consider building on Long term car parking. units should be of a size and tenure to appeal to local and existing car parks. • Respondents agreed that redevelopment of the Matalan and independent businesses. • Use of Argos’ windows as an exhibition space was positively • A recurrent theme was the need to establish improved Tesco sites would be desirable, but queried how this would be received. • While some respondents were opposed to loss of car parking pedestrian connections, particularly with regard to green spaces. motivated or incentivised. on Church Lane, many supported new live/work units on the site. Medium term • Loss of car parking and car-free development were met with reservation by some respondents. • Again, respondents expressed great enthusiasm for shop front and building facade improvements. • However, the majority of respondents, including those who had driven to the town centre, felt that future housing and workspace • Most respondents felt that this was most needed on the provision was of greater importance than retaining car parking.