SOUTH WALTHAM FOREST LEYTONSTONE TOWN CENTRE STRATEGIC LOCATION
05.8 CHURCH LANE CAR PARK
Study Site Overview Key
Site Allocation
Study Sites
Locally listed CHURCH LANE District Centre
Noise from Road and Railway
Opportunities GROVE GREEN ROAD DRAFT 10- 12 storeys 6- 8 storeys
HARRINGTON ROAD Important Frontage
Sensitive Frontage
VERNON ROAD Pedestrian Site Access A12 01 Retained Green Space
Potential Public Space
01 Church Lane Car Park
This is an illustrative diagram only and any Ward Leytonstone Ward N HAROLD ROAD proposed development would still be subject to a detailed planning review. PTAL 6a Fig.: Church Lane Car Park, Leytonstone Street Map 05.8.1 Location: The site is located within the Leytonstone station, giving it an excellent Public Transport Accessibility Town Centre District Centre and the Leytonstone Strategic Level (PTAL) rating of 6a on a scale of 0 (low connectivity) to Location – identified in the draft Local Plan (2020-2035) as a 6b (high connectivity). key area for development and investment. The site is bound to the east by the residential Vernon Road and Harold Road, and 05.8.2 Context: The surrounding context to the north of the to the west by the Central line and A12. site is predominantly three-storey terraced properties. To the south and east it is almost entirely characterised by two-storey The site is not directly adjacent to any conservation areas terrace houses set within a coarse urban grain. The current use or listed heritage assets. The only listed features nearby are of the site as a car park does not represent the most efficient the locally listed Cobbler’s Kiosk and mosaic at Leytonstone use of land or define this key station location. Underground station. However, the site does include Harold Road Play Area and Church Lane Community Garden which 05.8.3 Opportunities: Redevelopment of the site offers the should be retained. opportunity for high-quality intensification (transition) that contributes towards enhancing, and delivering growth in, The site is in very close proximity to Leytonstone Underground Leytonstone Town Centre. There is the opportunity to: 111 WALTHAM FOREST SKYLINE STUDY (DRAFT) - provide new homes, KEY 09 - provide a landmark building for Leytonstone Underground station, aiding navigation and wayfinding through the area, Study Sites 08 - provide versatile public space fronting onto Leytonstone 13 Underground station, Site Allocations - retain the community garden on the southern side of the site and reprovide play spaces.
05.8.4 Sensitivities: The following elements of the surrounding context would be sensitive to increased height: - surrounding residential properties on Vernon and Harold 10 07 Road, - public amenity space, - mature trees along the northern edge of the site, - locally listed buildings and their settings.DRAFT 06 05.8.5 Key views: This Skyline Study assesses the impact of an illustrative composition of building heights on the study sites in 14 key views (identified in Figure x.xx) to review the impact of potential development on these sites on the existing character and townscape of the surrounding context, in long-range, mid- range and immediate views.
05.8.6 Important borough views: The site is not in 14 any important borough views identified by the LBWF Characterisation and Intensification Study (2019). 05 03 01
12 04
02
Fig.: Church Lane Car Park Key Views
Summary of Illustrative Scenario 05.8.7 Illustrative skyline: Redevelopment of the site must respond appropriately to its position at a key arrival point into The heights tested here would step down towards the retained the borough, adjacency to an underground station and a critical community garden on the south of the site and the residential District Centre, alongside its more sensitive context on the properties along Harold Road – minimising the impact of south-eastern edge. overshadowing on the surrounding area and its amenities.
Due to the dimensions and location of the site, it has been Generally, the site allows forsuch an increase in height due to: identified as generally appropriate for typical shoulder heights - the lack of a sensitive frontage to the north and west, of five-storeys, with the potential for a taller building of six- to - its location within the Leytonstone Strategic Location and eight-storeys (this study uses eight-storeys) and a tall building Leytonstone Town Centre District Centre, of 10- to 12-storeys (this study uses 12-storeys) towards the - its setting at a key arrival point into the borough, northern edge of this site – creating a landmark for Leytonstone - excellent access to transportation routes via Leytonstone Underground station and overlooking the new public space. Underground station.
112 WALTHAM FOREST SKYLINE STUDY (DRAFT) Key Views Illustrative Views
DRAFT
Key View 01: Harold Road looking north east Illustrative Key View 01: Harold Road looking north east
Key View 02: Harold Road looking north east Illustrative Key View 02: Harold Road looking north east
Key View 03: Vernon Road looking north west Illustrative Key View 03: Vernon Road looking north west
113 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 04: Vernon Road looking north west Illustrative Key View 04: Vernon Road looking north west
Key View 05: Harrington Road looking west Illustrative Key View 05: Harrington Road looking west
KEY Indicative Wireframe
Key View 06: Burghley Road looking west Illustrative Key View 06: Burghley Road looking west
114 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 07: Church Lane looking south Illustrative Key View 07: Church Lane looking south
Key View 08: Kirkdale Road looking south Illustrative Key View 08: Kirkdale Road looking south
KEY Indicative Wireframe
Key View 09: A106 looking south Illustrative Key View 09: A106 looking south
115 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 10: Fairlop Road looking south east Illustrative Key View 10: Fairlop Road looking south east
Key View 11: Grove Green Road looking south Illustrative Key View 11: Grove Green Road looking south
KEY Indicative Wireframe
Key View 12: Train looking north Illustrative Key View 12: Train looking north
116 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 13: Train Station looking south Illustrative Key View 13: Train looking south
KEY Indicative Wireframe
Key View 14: Pedestrian bridge looking north east Illustrative Key View 14: Pedestrian bridge looking north east
Summary Table
Site Character of Shoulder heights Recommended Recommended Intensification range of heights for range of heights for Taller Buildings Tall Buildings
01 Church Lane Car Transition 3- 5 storeys 6- 8 storeys 10- 12 storeys Park Illustrative views test 5 Illustrative views test 8 Illustrative views test storeys storeys 12 storeys
117 WALTHAM FOREST SKYLINE STUDY (DRAFT) SOUTH WALTHAM FOREST LEYTONSTONE TOWN CENTRE STRATEGIC LOCATION
05.9 JOSEPH RAY ROAD
Study Site Overview Key
Site Allocation
Study Sites
District Centre
Noise from Road and Railway HAROLD ROAD
Opportunities
18- 20 storeys DRAFT 10- 14 storeys Important Frontage
Sensitive Frontage 01 Site Access
NORMAN ROAD
HIGH ROAD LEYTONSTONE
GRANLEIGH ROAD 01 Joseph Ray Road
This is an illustrative diagram only and any Ward Leytonstone Ward N proposed development would still be subject to a detailed planning review. PTAL 5- 6a Fig.: Joseph Ray Road, Leytonstone Street Map 05.9.1 Location: The site is located off High Road Leytonstone – running alongside a railway viaduct and to the north of Leytonstone High Road Overground station. The site is just The site is does not contain or sit adjacent to any locally or outside the southern boundary of the Leytonstone Town nationally listed heritage assets or designated conservation within the Leytonstone Strategic Location – identified in the areas. It is a designed Borough Employment Area (BEA). draft Local Plan (2020-2035) as a key area for development and investment in the borough. It is just outside the southern The site is immediately adjacent to Leytonstone High Road boundary of the Leytonstone Town Centre District Centre, Overground station giving an excellent Public Transport identified in the draft Local Plan as Waltham Forest’s second Accessibility Level (PTAL) rating ranging from 5 to 6a on most important town centre. a scale of 0 (low connectivity) to 6b (high connectivity).
118 WALTHAM FOREST SKYLINE STUDY (DRAFT) Development on this site would offer the opportunity to of an illustrative composition of building heights on the study enhance access to the station. sites in seven key views (identified in Figure x.xx) to review the impact of potential development on these sites on the existing 05.9.2 Context: The site’s context is predominantly two- to character and townscape of the surrounding context, in long- three-storey terrace houses and four- to five-storey new build range, mid-range and immediate views. residential developments. The site is relatively disconnected from surrounding properties by the railway viaduct along 05.9.6 Important borough views: The site in not within any its southern boundary, the A12 to the west and the narrow important borough views identified by the Characterisation and road that connects it to High Road Leytonstone to the east. Intensification Study. However, the north-east boundary is by the back gardens of two- to three-storey terraced houses and a three- to four storey housing development. To the east, and fronting the High Road Leyton, is the five-storey Marnie Court and to the south west (beyond the railway line) is the five storey Paul Shekleton House. DRAFT 05 05.9.3 Opportunities: Redevelopment of the site offers the opportunity for sensitive, high-quality intensification (transformation) that contributes towards delivering growth and enhancing the built environment in South Leytonstone. 03 06 Redevelopment should: - create new homes and employment / industrial floorspace, - create better access to the Overground station and to Joseph Ray Road via Norman Road, - form a new landmark that strengthens the sense of arrival at Leytonstone High Road Overground station and aids navigation and wayfinding around the area, 02 01 KEY - open up the existing viaduct and create new public realm. Study Sites 05.9.4 Sensitivities: The residential houses to the north east would be sensitive to increased height here. Site Allocations 07 04 05.9.5 Key views: This Skyline Study assesses the impact Fig.: Joseph Ray Road Key Views
Summary of Illustrative Scenario 05.9.7 Illustrative skyline: The site has been identified as and BEA is viable. generally appropriate for heights of three- to nine-storeys (this study uses three- to nine-storeys). There is the potential for Generally, the site allows for such an increase in height due to: taller buildings of ten- to 14-storeys towards the centre of the - the lack of sensitive frontages to the south, east and west of site (this study uses ten- to 14-storeys), and for a tall building of the site, 18- to 20-storeys (this study uses 20-storeys) towards the - its setting within the Leytonstone Strategic Location and on south-eastern corner of the site – marking the location of the the periphery of the Leytonstone Town Centre District Centre, Overground station and High Road Leytonstone. - its location adjacent to Leytonstone High Road Overground station. Height should step down towards the two-storey terraced properties along Harold Road, and concentrate new homes Redevelopment must avoid harmful overshadowing that would away from the noise generated by the A12 and railway track. compromise the comfort and enjoyment of private amenities for residents along Harold Road. Height should be concentrated Additionally, redevelopment should preserve space for towards the south-east corner of the site (High Road employment and industrial uses on the site with increased floor Leytonstone), and so away from nearby residential back to ceiling heights to ensure industrial spaces are fit for purpose conditions and the railway track.
119 WALTHAM FOREST SKYLINE STUDY (DRAFT) Key Views llustrative Views
DRAFT
Key View 01: Ferndale Road looking west Illustrative Key View 01: Ferndale Road looking west
Key View 02: The site looking north west Illustrative Key View 02: The site looking north west
Key View 03: The site looking south east Illustrative Key View 03: The site looking south east
120 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 04: High Road Leytonstone looking north Illustrative Key View 04: High Road Leytonstone looking north
Key View 05: High Road Leytonstone looking south Illustrative Key View 05: High Road Leytonstone looking south
KEY Indicative Wireframe
Key View 06: Brockway Close looking west Illustrative Key View 06: Brockway Close looking west
121 WALTHAM FOREST SKYLINE STUDY (DRAFT) KEY DRAFT Indicative Wireframe
Key View 07: Trinity Close looking north west Illustrative Key View 07: Trinity Close looking north west
Summary of Illustrative Scenario
Site Character of Shoulder heights Recommended Recommended Intensification range of heights for range of heights for Taller Buildings Tall Buildings
01 Joseph Ray Road Transformation 2- 9 storeys 10- 14 storeys 18- 20 storeys Illustrative views test Illustrative views test Illustrative views test 2- 9 storeys 10- 14 storeys 20 storeys
122 WALTHAM FOREST SKYLINE STUDY (DRAFT) SOUTH WALTHAM FOREST LEYTON STRATEGIC LOCATION
05.10 WHIPPS CROSS UNIVERSITY HOSPITAL
Study Site Overview Key
Site Allocation
Study Sites
Conservation Area
Principal Road
Locally Listed
Opportunities DRAFT 14- 17* storeys *up to 18 storeys may be suitable but will require exceptional design quality
Transition in height
Important Frontage 01 Sensitive Frontage
Primary Views
Site Access
Open Green Space Context
This is an illustrative diagram only and any Ward Forest Ward proposed development N would still be subject to a detailed planning review. PTAL 2- 3 Fig.: Whipps Cross University Hospital Street Map 05.10.1 Location: This site is located to the south west of Immediately to the north and east of the site is Epping Forest Whipps Cross Road. It is currently occupied by the Whipps North, which is designated as Metropolitan Green Belt and a Cross hospital campus. It sits within the Whipps Cross Site of Importance for Nature Conservation (SINC). Bordering Strategic Location – identified in the draft Local Plan (2020- the site to the south east is the Leytonstone Conservation 2035) as a key area for development and investment in the Area. Within the site boundary is the locally listed Whipps borough. Cross Hospital building. To the south of the site, within the Leytonstone Conservation Area is the Grade II listed Church of
123 WALTHAM FOREST SKYLINE STUDY (DRAFT) St Andrew, and the locally listed Leytonstone School. Within the Road and West End Avenue; site there is a number of trees with Tree Protection Orders. - Epping Forest North SINC and Metropolitan Open Land.
The site is some distance from the nearest train station, but 05.10.5 Key views: This Skyline Study assesses the impact well served by a number of bus routes. As a result, it has a of an illustrative composition of building heights on the study Public Transport Accessibility Level (PTAL) rating of 2-3, on a site in 11 key views (identified in Figure x.xx) to review the scale of 0 (no connectivity) to 6b (high connectivity). impact of potential development on these sites on the existing character and townscape of the surrounding context, in long- 05.10.2 Context: As described above, Epping Forest North range, mid-range and immediate views. is located to the east of the site. This is an extensive wooded and green landscape. The built context surrounding the rest 05.10.6 Important borough views: The site does not sit of the site consists of fine grain rows of terraced housing laid within any important borough views identified in the LBWF out in a generally unbroken, orthogonal grid. The hospital Characterisation and Intensification Study (2019). site represents by far the largest disruption to this grid and prevents connectivity across the area.DRAFT In general, existing 02 building heights on the site itself range from one to four storeys. Surrounding building heights tend to be around two storeys, with occasional exceptions such as Leytonstone School, which rises to five storeys. 01
05.10.3 Opportunities: Redevelopment of the site offers the opportunity for high quality intensification (transformation), 10 including the provision of a new, state of the art hospital, social care facilities, new homes, cultural and commercial uses. It also offers the opportunity to significantly enhance the public realm setting of the hospital and connectivity within the surrounding area. Further, there is the opportunity to: 03 - provide landmark buildings marking the location of the 04 hospital and new mixed use neighbourhood; - aid wayfinding and navigation around the borough in relation to this key destination; 09 - enhance the setting of the adjacent Leytonstone Conservation 05 Area and preserve and enhance the locally listed buildings on the site; and - allow for the site’s potential to be fully realised. 06 07 05.10.4 Sensitivities: The following elements of the KEY surrounding context would be sensitive to increased height: - statutory and locally listed buildings and their settings; Study Sites - Leytonstone Conservation Area and its setting; 08 - adjacent residential properties, particularly along Site Allocations Peterborough Road, James Lane, Fulready Road, Halford Fig.: Whipps Cross University Hospital Key Views Summary of Illustrative Scenario 05.10.7 Illustrative skyline: Redevelopment of this site must 17-storeys towards the centre of the site (this study uses respond appropriately to the fact it is found within a Strategic 17-storeys), in the least sensitive location. Heights of up to Location and its significant, transformative potential, including 18 storeys may be suitable but will require exceptional design the delivery of a new hospital. It is however important that quality development on this site also responds to the sensitivities in the surrounding context, including the biodiversity of the Generally, the site allows for such an increase in height due to: forest, the heritage sensitivities and the proximity of existing - its location within the Whipps Cross Strategic Location; homes and schools. The illustrative scenario therefore tests - the generous size of the site, allowing for tall buildings to be a general shoulder height across the site of three- to nine- located some distance from sensitive settings; and storeys, stepping up to two potential tallers buildings of 10- to - the potential for a major new hospital, commercial and cultural 124 WALTHAM FOREST SKYLINE STUDY (DRAFT) uses on the site, warranting a landmark presence on the skyline to aid wayfinding and navigation.
Redevelopment of the site must avoid harmful overshadowing that would compromise the comfort and enjoyment of surrounding public open space, private or communal outdoor spaces and private amenity of any neighbouring properties.
DRAFT
Key Views Illustrative Views
Key View 01: Whipps Cross Road looking south east Illustrative Key View 01: Whipps Cross Road looking south east
Key View 02: Hollow Ponds looking south west Illustrative Key View 02: Hollow Ponds looking south west
125 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 03: Whipps Cross Road looking north west Illustrative Key View 03: Whipps Cross Road looking north west
Key View 04: James Lane looking south west Illustrative Key View 04: James Lane looking south west
Key View 05: Forest Glade footpath looking north west Illustrative Key View 05: Forest Glade footpath looking north west
126 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 06: Colworth Road looking north west Illustrative Key View 06: Colworth Road looking north west
Key View 07: Peterborough Road looking north east Illustrative Key View 07: Peterborough Road looking north west
Key View 08: James Lane looking north west Illustrative Key View 08: James Lane looking north east
127 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 09: Nottingham Road looking north east Illustrative Key View 09: Nottingham Road looking north east
Key View 10: Peterborough Road looking south east Illustrative Key View 10: Peterborough Road looking south east
Summary Table
Site Character of Shoulder heights Recommended Recommended Intensification range of heights for range of heights for Taller Buildings Tall Buildings
01 Whipps Cross Transformation 3- 9 storeys 10- 17 storeys 18 storeys may be University Hospital Illustrative views test Illustrative views test suitable but will 3- 9 storeys 17 storeys require exceptional design quality.
128 WALTHAM FOREST SKYLINE STUDY (DRAFT) SOUTH WALTHAM FOREST LEYTON GREEN/ BAKERS ARMS STRATEGIC LOCATION
5.11 Bakers Arms
Study Site Overview
HIGH ROAD LEYTON LEYTON GREEN ROAD
CHELTENHAM ROAD
WESTERHAM ROAD 01 DRAFTBROMLEY ROAD 02
01 Tesco, Bakers Arms 02 Leyton Bus Depot 03 03 Leyton Leisure Lagoon
This is an illustrative diagram only and CAPWORTH STREET any proposed development would still N be subject to a detailed planning review. Fig.: Bakers Arms Street Map Key Opportunities Ward Leyton Ward
Site Allocation Locally Listed 18 storeys PTAL 5 and 6a Study Sites Listed 10- 14 storeys
District Centre Important Frontage
Principal Road Sensitive Frontage
Site Access
5.11.1 Location: This group of sites is located around Leyton The sites are all within walking distance of Leyton Midland Green and along High Road Leyton– a bustling high street Overground station giving an excellent Public Transport and major traffic thoroughfare. The sites sits within the Bakers Accessibility Level (PTAL) rating ranging from 5 to 6a on a Arms and Leyton Green Strategic Location – identified in the scale of 0 (no connectivity) to 6b (high connectivity). draft Local Plan (2020-2035) as a key area for development and investment. Two of the three sites also sit within the District 5.11.2 Context: The surrounding neighbourhood is Centre. characterised by a fine urban grain and is predominantly two- to four-storey terrace houses. The area immediately The Tesco Store site allocation is bound to the north by the surrounding Leyton Green in contrast, is characterised by Bakers Arms Conservation Area (CA). There are a number of a variety of building heights – ranging from two-storeys to heritage buildings in close proximity including the Grade II- nine- and 11-storey buildings. The taller buildings mark Leyton listed 807 Leyton High Road and the locally-listed King William High Road’s junction with Leyton Green Road and provide IV Public House and Former Woolworths Building. waymarking landmarks on the skyline. They are reinforced by wide streets and the Green itself. There is an opportunity to
129 WALTHAM FOREST SKYLINE STUDY (DRAFT) enhance this skyline by improving its coherence and identifying character and townscape of the surrounding context, in long- Bakers Arms as an attractive crossroads and destination to live, range, mid-range and immediate views. work and shop. 05.11.6 Important borough views: The sites are not 5.11.3 Opportunities: Redevelopment of these sites offers within any important borough views identified by the LBWF the opportunity for high-quality intensification (transition and Characterisation and Intensification Study (2019). transformation) that will enhance, and deliver growth around, 04 Barkers Arms and Leyton Green. This should enable the 02 provision of new homes, commercial and office space, public space and amenity space, including: 01 - new landmark buildings around Leyton Green, enhancing the area’s skyline and sense of arrival, 03 - re provision and improvement of the existing Leyton Leisure 05 Centre; - creation of new, key frontages alongDRAFT High Road Leyton, providing greater activation to the local high street, - provision of a new access route connecting High Road Leyton to Ely Road through the Leyton Bus Depot site - subject to re provision of the bus depot elsewhere within the borough, - creation of a residential street frontage on the north-eastern side of Ely Road. 08 05.11.4 Sensitivities: The following elements of the 06 surrounding context would be sensitive to increased height: - Bakers Arms Conservation Area and its setting, 09 - the adjacent locally- and nationally-listed heritage assets and their settings, - surrounding residential properties. KEY
05.11.5 Key views: This Skyline Study assesses the impact Study Sites 07 of an illustrative composition of building heights on the study sites in nine key views (identified in Figure x.xx) to review the Site Allocations impact of potential development on these sites on the existing Fig.: High Road Leyton Station Key Views
Summary of Illustrative Scenario 05.11.7 Illustrative skyline: Redevelopment of these sites - their location within the Bakers Arms and Leyton Green must respond appropriately to the scale of the adjacent Strategic Location, residential properties and the character of Leyton Green. The - their surrounding context including existing buildings of Tesco site is appropriate for a typical shoulder height of height., three- to five-storeys (this study uses three- to five-storeys); the - the opportunity to bring existing buildings of height into a new, Leyton Leisure Lagoon of two- to five-storeys (this study uses cohesive skyline. two- to five-storeys); and the Leyton Bus Depot of three- to nine-storeys (this study uses three- to eight-storeys). The The increase in height would enhance Leyton Green’s Tesco and Leyton Leisure Lagoon sites have been identified as distinctive character by adding definition and cohesion to the appropriate for tall buildings of ten- to 14-storeys (this study streetscape and skyline. It would provide new, high quality uses 14-storeys), positioned on the corner of each site and landmarks around the Green, providing way finding and place fronting onto Leyton Green. The Leyton Bus Depot has been making to the High Road Leyton-Leyton Green Road junction. identified as appropriate for a tall building of 18-storeys (this study uses 18-storeys) – positioned on the north-west corner of Redevelopment of these sites must avoid harmful the site and also along Leyton Green. overshadowing that would compromise the comfort and enjoyment of the Green or residential properties and their These sites allow for such an increase in height due to: amenity space. Height should be set away from existing - their location on High Road Leyton and residential properties and should step down to the surrounding - their clustering around Leyton Green, context. 130 WALTHAM FOREST SKYLINE STUDY (DRAFT) Key Views Illustrative Views
DRAFT
Key View 01: High Road Leyton looking south east Illustrative Key View 01: High Road Leyton looking south east
Key View 02: Hoe Street looking south east Illustrative Key View 02: Hoe Street looking south east
Key View 03: Fulborne Road looking south Illustrative Key View 03: Fulborne Road looking south
131 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 04: Leyton Green Road looking south west Illustrative Key View 04: Leyton Green Road looking south west
Key View 05: Leyton Green Road/ Matlock Road looking south Illustrative Key View 05: Leyton Green Road/ Matlock Road west looking south west
KEY Indicative Wireframe
Key View 06: High Road Leyton looking north Illustrative Key View 06: High Road Leyton looking north
132 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 07: High Road Leyton looking north Illustrative Key View 07: High Road Leyton looking north
Key View 08: Capworth Street/ Bromley Road looking north east Illustrative Key View 08: Capworth Street/ Bromley Road looking north east
KEY Indicative Wireframe
Key View 09: Capworth Street looking north east Illustrative Key View 09: Capworth Street looking north east
133 WALTHAM FOREST SKYLINE STUDY (DRAFT) Summary Table
Site Character of Shoulder heights Recommended Recommended Intensification range of heights for range of heights for Taller Buildings Tall Buildings
01 Tesco, Bakers Transition 3- 5 storeys 6- 9 storeys 10- 14 storeys Arms Illustrative views test Illustrative views test Illustrative views test 3- 5 storeys 6 storeys 14 storeys
02 Leyton Bus Depot* Transformation 3- 9 storeys 10- 17 storeys 18 storeys subject to relocation of Illustrative views test Illustrative views do Illustrative views test bus depot elsewhere in 3- 8 storeys not include 18 storeys the borough
03 Leyton Leisure Transition 2- 5 storeys 6- 9 storeys 10- 14 storeys Lagoon DRAFTIllustrative views test Illustrative views test Illustrative views test 2- 5 storeys 6- 8 storeys 14 storeys
134 WALTHAM FOREST SKYLINE STUDY (DRAFT) SOUTH WALTHAM FOREST BAKERS ARMS STRATEGIC LOCATION
05.12 Stanley Road Car Park
Study Site Overview Key
Site Allocation
LIVINGSTONE ROAD Study Sites HOE STREET District Centre
Principal Road
Locally Listed
Listed BAKERS AVENUE DRAFT Conservation Area Opportunities 01 Sensitive Frontage
Access
LEA BRIDGE ROAD
01 Stanley Road Car
This is an illustrative diagram only and any proposed development would still N High Street be subject to a detailed planning Ward review. PTAL 6a & 6b Fig.: Stanley Road Car Park Street Map 05.12.1 Site: This site is located at the end of Stanley Road – a Transport Accessibility Level (PTAL) rating ranging from 6a to small offshoot from Lea Bridge Road, to the west of the High 6b, on a scale of 1a (low connectivity) to 6b (high connectivity). Road Leyton/ Hoe Street junction. The site sits within a District Centre and the Bakers Arms and Leyton Green Strategic 05.12.2 Context: The site’s surrounding context is Location – identified in the draft Local Plan (2020-2035) as a predominantly made up of two- to four-storeys. Buildings, key area for development and investment. especially the shopfronts, are agenerally flush with the back edge of the pavement, contributing to the area’s sense of The site is just outside the Bakers Arms Conservation Area uniformity and enclosure. Against this intimate and built-up (CA) and there are a number of heritage buildings nearby. This setting, the use of this Stanley Road site as a car park is a includes the Grade II-listed Bakers Arms almshouses directly disruption to Baker’s Arms’ tight urban grain – a character bounding the site to the south-west, the Grade II-listed Former protected by the Conservation Area wrapping around the site’s Empress Cinema bounding the site to the north-west, and the southern edges. locally-listed Former Woolworths Building on the other side of Lea Bridge Road. 05.12.3 Opportunities: Redevelopment of this site offers the opportunity for sensitive, high-quality new homes and new The site is within walking distance of Walthamstow Central amenity space, which is woven into the area’s fine urban grain station, Walthamstow Queen’s Road Overground station and and intimate setting. Leyton Midland Overground station, giving it an excellent Public
135 WALTHAM FOREST SKYLINE STUDY (DRAFT) SOUTH WALTHAM FOREST BAKERS ARMS STRATEGIC LOCATION
05.12.4 Sensitivities: The following elements of the 07 surrounding context would be sensitive to increased height: - the surrounding Conservation Area and nationally- and locally- listed heritage assets adjacent to the site and their settings, - surrounding residential properties, including the neighbouring 06 05 developments on all sides with windows looking out onto the site.
05.12.5 Key views: This Skyline Study assesses the impact of an illustrative composition of building heights on the study 08 sites in eight key views (identified in Figure x.xx) to review the impact of potential development on these sites on the existing character and townscape of the surrounding context, in long- range, mid-range and immediate views. DRAFT 02 04 05.12.6 Important borough views: The site is not within 01 any important borough views identified by the LBWF Characterisation and Intensification Study (2019). KEY 03 Study Sites
Site Allocations Fig.: Stanley Road Key Views Summary of Illustrative Scenario 05.12.7 Illustrative skyline: Redevelopment of this site must respond appropriately to the scale of the adjacent properties This site allows for a sensitive increase in height due to: and the character of this part of Bakers Arms. Generally - its location just off a key junction, developing up to a sensitive height of three- to four-storeys, - its location within the Bakers Arms and Leyton Green with the potential for up to five-storeys on the south-east corner Strategic Location, of the site, would be appropriate. The indicative scenario tested: Redevelopment of the site must avoid harmful overshadowing - concentrating height towards the south-east corner of the site, that would compromise the comfort and enjoyment of away from the sensitive context of the Bakers Arms surrounding communal outdoor spaces and private amenity of almshouses, neighbouring properties. Redevelopment should concentrate - height standing just above the chimney line of the surrounding any height on the south of the site, stepped away from the buildings – underlining its limited visual impact. sensitive Alms Houses and the green space they face onto.
136 WALTHAM FOREST SKYLINE STUDY (DRAFT) Key Views Illustrative Views
DRAFT
Key View 01: Lea Bridge Road looking north east Illustrative Key View 01: Lea Bridge Road looking north east
Key View 02: Bakers Alms House’s green looking north east Illustrative Key View 02: Bakers Alms House’s green looking north east
Key View 03: Lea Bridge Road looking north east Illustrative Key View 03: Lea Bridge Road looking north east
137 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 04: Bromley Road looking north west Illustrative Key View 04: Bromley Road looking north west
Key View 05: Lea Bridge Road looking south west Illustrative Key View 05: Lea Bridge Road looking south west
KEY Indicative Wireframe
Key View 06: Poplars Road looking south west Illustrative Key View 06: Poplars Road looking south west
138 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 07: Hoe Street looking south east Illustrative Key View 07: Hoe Street looking south east
KEY Indicative Wireframe
Key View 08: Bakers Avenue looking east Illustrative Key View 08: Bakers Avenue looking east
Summary Table
Site Character of Shoulder heights Recommended Recommended Intensification range of heights for range of heights for Taller Buildings Tall Buildings
01 Stanley Road Car Reinforcement 2- 5 storeys Not appropriate Not appropriate Park Illustrative views test 3- 5 storeys
139 WALTHAM FOREST SKYLINE STUDY (DRAFT) SOUTH WALTHAM FOREST LOW HALL STRATEGIC LOCATION
05.13 LOW HALL DEPOT
Study Site Overview Key
Site Allocation
Study Sites
Area Action Plan
Opportunities
10- 13 storeys* * up to 18 storeys may be suitable but would require DRAFT exceptional design quality
Transition in height
Important Frontage
SOUTH ACCESS ROAD 01 Sensitive Frontage Site Access
Potential Green Open Space
Primary Views
Open Green Space Context
Brookside
01 Low Hall Depot
ARGALL AVENUE This is an illustrative N diagram only and any Ward Lea Bridge proposed development Ward would still be subject to a detailed planning review. PTAL 2 Fig.: Low Hall Depot Street Map 05.13.1 Location: This site is located to the south east of South Access Road. It sits within the Low Hall Strategic Immediately to the north west are Low Hall Playing Fields, St Location – identified in the draft Local Plan (2020-2035) as a James’ Park and Cheshire Field allotments, which are all key area for development and investment in the borough. Part designated as Metropolitan Open Land (MOL) and Low Hall of the site is a designated Borough Employment Area (BEA) Playing Fields are also a Biodiversity Enhancement Site. and a small section is also designate as a Strategic Industrial Bordering the site to the south east is the Flood Meadow, which Location (SIL). is designated as a Local Site of Importance for Nature
140 WALTHAM FOREST SKYLINE STUDY (DRAFT) Conservation (SINC). The south of the site sits partially within 05.13.4 Sensitivities: The following elements of the the Lee Valley Regional Park. Dagenham Brook runs through surrounding context would be sensitive to increased height: the site and the Thames Water Stormwater Tank sits within the - Local SINC and Metropolitan Open Land, site. Bordering the site to the north east is Barn Croft School. - Dagenham Brook, - Barns Croft school to the north east, The site is some distance from the nearest train station, but - residential properties to the north and north east. well served by a number of bus routes. As a result, it has a Public Transport Accessibility Level (PTAL) rating of 2, on a 05.13.5 Key views: This Skyline Study assesses the impact of scale of 0 (no connectivity) to 6b (high connectivity). an illustrative composition of building heights on the study site in eight key views to review the impact of potential development 05.13.2 Context: The Low Hall site is located at the on these sites on the existing character and townscape of the intersection of several character areas: the Victorian terraces to surrounding context, in long-range, mid-range and immediate the north, the post-war residential suburbia to the south east, views. the vibrant industrial area on the southwest, and the green and blue infrastructure DRAFTon the north and east. 05.13.6 Important borough views: The site does not sit within The site context is characterised by low buildings, any important borough views identified in the LBWF mostly two- and three-storey terrace houses. A few tall Characterisation and Intensification Study (2019). elements play a role in the site’s context and contribute to wider scale orientation, these include the 18-storey Motion by Lea KEY 02 Bridge Station and the tall buildings near Walthamstow Central Study Sites Station. The trees at the edge of St James’ Park and the bell 03 tower of Bishop of Barking Church also have a strong influence Site Allocations 01 on the local skyline.
05.13.3 Opportunities: Redevelopment of the site offers the opportunity for high quality intensification (transformation), including the provision of a new, modern depot, homes, leisure/ 04 cultural and commercial uses. It also offers the opportunity to create a diverse and dynamic new public realm and enhance connectivity within the surrounding area. Further, there is the 07 opportunity to: - enhance way-finding and optimise density with landmark 05 buildings to identify central community space and maximise opportunities for long-distance views across the Lea Valley, - establish a cohesive strategy to activate and connect existing green spaces, - introduce accessibility to Low Hall Wood and Flood Meadows, - open up Dagenham Brook as the connective blue spine, 06 08 - enhance planting along the riveredge to improve water quality, - allow for the site’s potential to be fully realised. Fig.: Low Hall Depot Key Views Summary of Illustrative Scenario 05.13.7 Illustrative skyline: Redevelopment of this site must design quality. respond appropriately to the fact it is found within a Strategic Location and its significant, transformative potential, including Generally, the site allows for such an increase in height due to: the delivery of a new depot and commercial space. It is - its location within the Low Hall Strategic Location, however important that development on this site also responds - the generous size of the site, allowing for tall buildings to be to the sensitivities in the surrounding context, including the located some distance from sensitive settings. biodiversity of Dagenham Brook, MOL, local SINC and the proximity of existing homes and school. The illustrative Redevelopment of the site must avoid harmful overshadowing scenario therefore tests a general shoulder height across the that would compromise the comfort and enjoyment of site of four- to nine-storeys, stepping up to potential buildings of surrounding public open space, private or communal outdoor 10- to 13-storeys towards the centre of the site (this study uses spaces and private amenity of any neighbouring properties. 12 and 13-storeys), in the least sensitive location. Up to 18-storeys may be suitable here, but would require exceptional 141 WALTHAM FOREST SKYLINE STUDY (DRAFT) Key Views Illustrative Views
DRAFT
Key View 01: South Access Road looking south west Illustrative Key View 01: South Access Road looking south west
Key View 02: South Access Road looking south west Illustrative Key View 02: South Access Road looking south west
KEY Indicative Wireframe
Key View 03: Brunel Road looking south west Illustrative Key View 03: Brunel Road looking south west
142 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 04: Cockerell Road looking south west Illustrative Key View 04: Cockerell Road looking south west
Key View 05: Whittle Close looking north west Illustrative Key View 05: Whittle Close looking north west
KEY Indicative Wireframe
Key View 06: Argall Avenue looking north east Illustrative Key View 06: Argall Avenue looking north east
143 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 07: Low Hall Sports Ground looking east Illustrative Key View 07: Low Hall Sports Ground looking east
KEY Indicative Wireframe
Key View 08: Low Hall Farm flood meadows looking north west Illustrative Key View 08: Low Hall Farm flood meadows looking north west Summary Table
Site Character of Shoulder heights Recommended Recommended Intensification range of heights for range of heights for Taller Buildings Tall Buildings
01 Low Hall Depot Transformation 4- 9 storeys 10- 13* storeys *up to 18 storeys may Illustrative views test *10- 17 may be be suitable but would 4- 9 storeys suitable but would require exceptional require exceptional design quality design quality Illustrative views do not Illustrative views test use 12- 13 storeys
144 WALTHAM FOREST SKYLINE STUDY (DRAFT) SOUTH WALTHAM FOREST SOUTH LEYTONSTONE STRATEGIC LOCATION
05.14 CATHALL LEISURE CENTRE SITE
Study Site Overview
01 Cathall Leisure Centre Key Site Allocation This is an illustrative diagram only and any Study Sites proposed development
MAYVILLE ROAD would still be subject to a Neighbourhood detailed planning review. Centre
Listed
Opportunities
10- 16 storeys DRAFT 6- 8 storeys
LINCOLN STREET Transition in height
MERCHANT ROAD Important Frontage
Sensitive Frontage
Site Connectivity 01 Open green space context CATHALL ROAD
Ward Cathall Ward N
PTAL 4 Fig.: Cathall Leisure Centre Street Map 05.14.1 Location: This site is to the north of Cathall Road to four storey residential properties. To the north east, these and east of Marchant Road. It is to the west of High Road take the form of traditional street grids of terraced housing, Leytonstone, but some way south of the Leytonstone District likely dating from 19th- early 20th Century. To the south and Centre. It is within the South Leytonstone Strategic Location west of the site, the surrounding built context is generally more identified in the draft Local Plan (2020-2035) as a key area modern, dating from late 20th to early 21st century, with more for development and investment in the borough. The site is apartment blocks and building heights of up to five storeys. currently occupied by the Leytonstone Leisure Centre, Jubilee Immediately to the north of the site is Lincoln Street, with Community Centre and Epicentre community centre. a terrace of two storey residential houses fronting onto the site. To the east is Maryville Primary school. These represent 05.14.2 Context: The site’s surrounding context is mainly two- particularly sensitive frontages for the site.
145 WALTHAM FOREST SKYLINE STUDY (DRAFT) To the south of the site, on the other side of Cathall Road, 05.14.6 Important borough views: The site does not sit is Cathall Geen, an important local green space that gives within any important borough views identified in the LBWF an open setting to this part of the site. To the west, across Characterisation and Intensification Study (2019). Marchant Road is a play area. There is a number of significant mature trees on the site.
05.14.3 Opportunities: Redevelopment of the site offers the opportunity for high-quality intensification (transition) that would include the reprovision of the existing leisure and community uses as well as unlocking space for the provision of new homes and publicly accessible open green space. Further, there is the 08 opportunity to: - provide a local landmark building to mark the significant corner or Cathall and Marchant Road, and to signify the presence of a civic building in the formDRAFT of leisure and community uses; 01 - holistically redesign the site, potentially combining leisure 02 and community uses to allow for the site potential to be fully realised, - introduce a new footway along the western side of Marchant 03 Road, which is currently hostile and unpleasant for pedestrians. 05 05.14.4 Sensitivities: The following elements of the surrounding context would be sensitive to increased height: - adjacent residential properties and associated external 07 amenity spaces, particularly along Lincoln Street and Marchant 04 Road; 06 - the open space at Cathall Green - the play area on Marchant Road - Maryville Primary School KEY
05.14.5 Key views: This Skyline Study assesses the impact Study Sites of an illustrative composition of building heights on the study site in eight key views (identified in Figure x.xx) to review the Site Allocations impact of potential development on these sites on the existing character and townscape of the surrounding context, in long- Fig.: Cathall LeIsure Centre Key Views range, mid-range and immediate views.
Summary of Illustrative Scenario 05.14.7 Illustrative skyline: Redevelopment of this site must Generally, the site allows for such an increase in height due to: respond appropriately to the fact it is found within a Strategic - the lack of a sensitive frontage, and open setting to the south Location, its important position within the local streetscape western corner of the site, and the potential for uses of a civic nature (e.g. reprovision of - its location within the South Leytonstone Strategic Location, leisure and community uses) here. Cathall Green to the south - the potential for uses of a civic nature on the site, warranting a gives a green, open setting that could be successfully marked local landmark to aid wayfinding and navigation. by step up in building height. The illustrative scenario therefore tests a general shoulder height across the site of three to six Redevelopment of the site must avoid harmful overshadowing storeys, stepping up to eight storeys on the corner of Cathall that would compromise the comfort and enjoyment of Road and Marchant Road. surrounding public open space, private or communal outdoor spaces and private amenity of any neighbouring properties.
146 WALTHAM FOREST SKYLINE STUDY (DRAFT) Key Views Illustrative Views
DRAFT
Key View 01: Cathall Road looking south east Illustrative Key View 01: Cathall Road looking south east
Key View 02: Cathall Road green space looking south east Illustrative Key View 02: Cathall Road green space looking south east
KEY Indicative Wireframe
Key View 03: Hollydown Way looking north east Illustrative Key View 03: Hollydown Way looking north east
147 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 04: St Patricks Catholic Cemetery looking north east Illustrative Key View 04: St Patricks Catholic Cemetery looking north east
Key View 05: Cathall Green looking north east Illustrative Key View 05: Cathall Green looking north east
KEY Indicative Wireframe
Key View 06: Cathall Road looking north west Illustrative Key View 06: Cathall Road ooking north west
148 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 07: West Street looking north west Illustrative Key View 07: West Street looking north west
KEY Indicative Wireframe
Key View 08: Mayville Road/ Marchant Road looking south west Illustrative Key View 08: Mayville Road/ Marchant Road looking south west
Summary Table
Site Character of Shoulder heights Recommended Recommended Intensification range of heights for range of heights for Taller Buildings Tall Buildings
01 Cathall Leisure Transition 3- 5 storeys 6- 8 storeys Not appropriate Centre Illustrative views test Illustrative views test 3- 5 storeys 6 & 8 storeys
149 WALTHAM FOREST SKYLINE STUDY (DRAFT) SOUTH WALTHAM FOREST SOUTH LEYTONSTONE STRATEGIC LOCATION
05.15 AVENUE ROAD ESTATE & LANGTHORNE HEALTH CENTRE
Study Site Overview
This is an illustrative Key diagram only and any Site Allocation proposed development would still be subject to a Study Sites detailed planning review. Neighbourhood Centre 02 Listed
Opportunities
10- 16 storeys DRAFT 6- 8 storeys Transition in height LANGTHORNE ROAD Important Frontage
Sensitive Frontage
HALL ROAD Site Access
VICTORIA ROAD
01
Ward Cathall Ward N
PTAL 2- 4 Fig.: Avenue Road and Langthorne Estate Street Map 05.15.1 Location: These sites sit to the north and south of the adjoining houses’ back gardens. Langthore Health Centre the Langthorne Road/ Hall Road junction within the South is a single storey. Leytonstone Strategic Location – identified in the draft Local Plan (2020-2035) as a key area for development and The sites are in close proximity to nationally listed heritage investment in the borough. The Avenue Road site is an estate assets. To the north and east of the sites are the Grade II Listed of 258 homes owned and managed by the London Borough Langthorne hospital (formerly West Ham Union Workhouse), of Waltham Forest (LBWF). All of the blocks, excluding the and Grade II Listed associated Chapel and Lodge serving the Snowberry Children’s Centre within the Avenue Road site main building. boundary, are nine-storeys in height. The Children’s Centre is single storey, with its rear elevations forming the boundary with Due to the size of the site, access to public transport is variable
150 WALTHAM FOREST SKYLINE STUDY (DRAFT) however, generally it has good transport links - being within - Langthorne Park. walking distance to Leyton underground station. The site has a Public Transport Accessibility Level (PTAL) rating of 2- 4, on a 05.15.5 Key views: This Skyline Study assesses the impact of scale of 0 (no connectivity) to 6b (high connectivity). an illustrative composition of building heights on the study site in 10 key views to review the impact of potential development 05.15.2 Context: Directly to the south and east is a mainly on these sites on the existing character and townscape of the two-storey 2000’s development of houses and three-storey surrounding context, in long-range, mid-range and immediate flats. To the west of the site are the fine grain east-west streets views. of two-storey brick Victorian housing. To the north west, across the road from the site is Downsell Primary School, is a modern 05.1.6 Important borough views: The site does not sit within single storey sweeping curved building, with its associated an important borough arrival view identified in the LBWF open space fronting onto the site Characterisation and Intensification Study (2019).
Langthorne Park is located to the north east and includes 10 sports facilities and fitness trail. DRAFT 02 05.15.3 Opportunities: Redevelopment of the site offers the opportunity for high quality intensification (transition) contributing towards creating a thriving and sustainable neighbourhood. This would include the provision of new homes and medical centre. It also offers the opportunity to create a 01 diverse and dynamic new public realm. Further, there is the opportunity to: - create a wayfinding landmark at the north- western corner of 03 the Avenue Road site close to public transport, - reinstate historic routes through the site improving 07 connectivity, - promote a pedestrian and cycling dominated environment, - open up vistas across the sites, 04 - work holistically with other development on adjacent site 06 08 allocations to create a coherent skyline, - allow for the sites’ potential to be fully realised.
KEY 05.15.4 Sensitivities: The following elements of the surrounding context would be sensitive to increased height: Study Sites - listed heritage assets and their settings, - Downsell Primary School’s outdoor amenity space, Site Allocations 09 - residential properties to the east, south and west, 05 Fig.: Avenue Road Estate and Langthorne Centre Key Views Summary of Illustrative Scenario 05.13.7 Illustrative skyline: Redevelopment of the sites must Generally, the sites allow for an increase in height due to: respond appropriately to the fact it is found within a Strategic - their location within the South Leytonstone Strategic Location, Location and its transitional potential, including the delivery of - the generous size of the Avenue Road site, allowing for tall a new homes and medical centre. It is however important that buildings to be located some distance from sensitive residential development on this site also responds to the sensitivities in the settings, surrounding context, including listed heritage assets and the - proximity to Leyton tube station, proximity of existing homes and the adjacent school’s amenity - the opportunity to co-ordinate and cluster transitional heights space. The illustrative scenario therefore tests a general together across the two study sites to create a cohesive new shoulder height across the sites of three- to five-storeys, skyline. stepping up to potential taller buildings of six- to eight-storeys and tall buildings on the Avenue Road site of up to 16-storeys Redevelopment of the site must avoid harmful overshadowing (this study uses 12- and 16-storeys) located towards the north, that would compromise the comfort and enjoyment of set away from residential properties to the east, south and west surrounding public open space, private or communal outdoor and in close proximity to Leyton underground station. spaces and private amenity of any neighbouring properties.
151 WALTHAM FOREST SKYLINE STUDY (DRAFT) Key Views Illustrative Views
DRAFT
Key View 01: Langthorne Road looking south east Illustrative Key View 01: Langthorne Road looking south east
Key View 02: Langthorne Road looking south east Illustrative Key View 02: Langthorne Road looking south east
KEY Indicative Wireframe
Key View 03: Brierley Road looking north east Illustrative Key View 03: Brierley Road looking north east
152 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 04: Hall Road looking north Illustrative Key View 04: Hall Road looking north
Key View 05: Hall Road looking north Illustrative Key View 05: Hall Road looking north
KEY Indicative Wireframe
Key View 06: Downsell Road looking east Illustrative Key View 06: Downsell Road looking east
153 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
Key View 07: Thorne Close looking west Illustrative Key View 07: Thorne Close looking west
Key View 08: Victoria Road looking west Illustrative Key View 08: Victoria Road looking west
KEY Indicative Wireframe
Key View 09: Oakland Road looking north Illustrative Key View 09: Oakland Road looking north
154 WALTHAM FOREST SKYLINE STUDY (DRAFT) KEY DRAFT Indicative Wireframe
Key View 10: Langthorne Park looking south Illustrative Key View 10: Langthorne Park looking south
Summary Table
Site Character of Typical Buildings Recommended Recommended Intensification heights range of heights for range of heights for Taller Buildings Tall Buildings
01 Avenue Road Transition 3- 5 storeys 6- 8 storeys 10- 16 storeys Estate Illustrative views test Illustrative views test Illustrative views test 3- 5 storeys 6- 8 storeys 12 & 16 storeys
02 Langthorne Transition 3- 5 storeys 6- 8 storeys Not appropriate Centre Illustrative views test Illustrative views test 3- 4 storeys 8 storeys
155 WALTHAM FOREST SKYLINE STUDY (DRAFT) DRAFT
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156 WALTHAM FOREST SKYLINE STUDY (DRAFT) 06. APPENDICES
DRAFT
157 WALTHAM FOREST SKYLINE STUDY (DRAFT) APPENDICES
06.1 APPENDIX 01: SUMMARY TABLES
North Waltham Forest Study Sites
Strategic Location Study Sites Ward Intensification Appropriate Approach Building Heights
North Chingford Chingford Station Chingford Green Reinforcement 2- 5 storeys Stategic Location Car Park and Bus Ward Termninal
Royal Epping Forest Chingford Green Reinforcement 2- 6 storeys Golf Course Ward
North City Motors, Chingford Green Reinforcement 2- 4 storeys North ChingfordDRAFTWard Chingford Library Chingford Green Reinforcement 2- 6 storeys and Assembly Hall Ward
Budgens & Gresham Chingford Green Reinforcement 2- 4 storeys Works Ward
Chingford Mount Albert Corner Larkswood Ward Reinforcement 2- 6* storeys Stategic Location *up to 9 storeys may be suitable but would require exceptional design quality Sainsbury’s, Hall Valley Ward Reinforcement 2- 6* storeys Lane *up to 7 storeys may be suitable but would require exceptional design quality
South Chingford Valley Ward Reinforcement 2- 5 storeys Library, Marmion Centre and Age UK
Highams Park 472- 510 Larkshall Hales End and Transition 4- 8 storeys Stategic Location Road and James Highams Park Ward Yard
Sewardstone Road Motorpoint, Chingford Green Transition 3- 15* storeys Stategic Location Sewardstone Road Ward *up to 17 storeys may be appropriate but would require exceptional design quality. Lea Valley Motor Chingford Green Reinforcement 2- 5 storeys Company Ward 60- 74 Sewardstone Chingford Green Reinforcement 2- 7 storeys Road Ward
158 WALTHAM FOREST SKYLINE STUDY (DRAFT) Central Waltham Forest Study Sites
Strategic Location Study Site Ward Intensification Appropriate Approach Building Heights
Walthamstow Town The Mall High Street Ward Transformation 2- 34 storeys Centre Stategic Walthamstow Location St James Quarter Markhouse Ward Transition 3- 8 storeys
Forest Road Corridor Stirling House, Willow Chapel End Ward Transformation 3- 21 storeys Strategic Location House and Homebase, Forest Road Wood StreetDRAFT Library Wood Street Ward Reinforcement 3- 6* storeys *up to 9 storeys may be suitable but would require exceptional design quality
Fellowship Square Chapel End Ward Transition 3- 5 storeys* *up to 9 storeys may be suitable but would require exceptional design quality
159 WALTHAM FOREST SKYLINE STUDY (DRAFT) South Waltham Forest Study Sites
Strategic Location Study Site Ward Intensification Appropriate Approach Building Heights
Lea Bridge & Church Gas Holders Lea Bridge Ward Transformation 3- 18 storeys Lane Stategic Location Lea Bridge Station Lea Bridge Ward Transformation 3- 24 storeys Sites 1, 2 and 3
Estate Way Lea Bridge Ward Transition 3- 13 storeys* *up to 16 storeys may be suitable but would require exceptional DRAFT design quality Leyton Strategic Leyton Mills Retail Park Leyton Ward Transformation 3- 20 storeys Location New Spital Fields Leyton Ward Transformation 4- 30 storeys Market
Bywaters Leyton Ward Transformation 3- 18 storeys
Leytonstone Town Tesco, Leytonstone Leytonstone Ward Transformation 4- 21 storeys Centre Strategic Location Matalan, Leytonstone Leytonstone Ward Transition 3- 14 storeys
Church Lane Car Leytonstone Ward Transition 3- 12 storeys Park, Leytonstone
Joseph Ray Road Leytonstone Ward Transformation 3- 20 storeys
Whipps Cross Whipps Cross Forest Ward Transformation 3- 17 storeys* Strategic Location University Hospital *up to 18 storeys may be suitable but would require exceptional design quality
Bakers Arms and Leyton Bus Depot Forest Ward Transformation 3- 18 storeys Leyton Green Strategic Location Tesco, Bakers Arms Lea Bridge Ward Transition 3- 14 storeys
Leyton Leisure Leytonstone Ward Transition 2- 14 storeys Lagoon
Stanley Road Car Park Lea Bridge Ward Reinforcement 2- 5 storeys
Low Hall Strategic Low Hall Depot Markhouse Ward Transformation 4- 13 storeys* Location *up to 18 storeys may be suitable but would require exceptional design quality
160 WALTHAM FOREST SKYLINE STUDY (DRAFT) South Leytonstone Cathall Road Sites Cathall Ward Transition 3- 8 storeys Strategic Location Avenue Road Estate Cathall Ward Transition 3- 16 storeys
Langthorne Centre Cathall Ward Transition 3- 8 storeys DRAFT
161 WALTHAM FOREST SKYLINE STUDY (DRAFT)