We are keen to further involve residents and stakeholders.

Transcription

1 Proposed view of the development from Blackhorse Lane WELCOME MacDonald Egan is proposing to redevelop the low-quality commercial buildings at the southern end of Blackhorse Lane, close to Blackhorse Road station. The plans are for a high-quality, residential-led scheme set around a linear public park. The proposals on display today follow on from our well-attended exhibitions in November last year and subsequent meetings with residents, businesses and community groups. All feedback has been reviewed and considered as part of the design development process. We are keen to further involve residents and stakeholders. Please take some time to look through the exhibition boards and our model, ask any questions you may have and fill out a feedback form, letting us know what you think

2 Site High Maynard Reservoir Blackhorse Lane Forest Road Aerial view of site as existing THE SITE The site that MacDonald Egan is proposing to redevelop is towards the southern end of the Blackhorse Lane industrial area, between Blackhorse Lane itself and High Maynard Reservoir. The proposal is to redevelop the site lying between the former Standard pub and Hooker s Road and extending westwards to the Reservoir. The redevelopment of the site will involve removing the existing buildings, except Gnome House, which will be retained and refurbished, replacing them with a modern, high-quality urban village scheme designed to complement the local area. Views of the existing site

3 Aerial view of the proposed development THE PROPOSALS In line with Waltham Forest Council s emerging Area Action Plan, MacDonald Egan is proposing to redevelop the low-quality commercial buildings at the southern end of Blackhorse Lane, providing a high quality residential-led scheme set around a linear park. Following our initial consultation with residents, local businesses and stakeholders, we have updated our plans: n 494 new homes, including provision of much needed affordable and family housing n Subsidised community space and art gallery for charities, start-ups and local businesses n A linear park running between Blackhorse Lane and High Maynard Reservoir, which will open up access to the Reservoir for the local community n High-quality student accommodation for around 500 students n New retail units and a community cafe. Rivington Place, Hackney, London Gigon Guyer Museum, Switzerland St Andrew s Courtyard, Bromley-by-Bow, London

4 Proposed site layout DESIGN AND LAYOUT Following on from our public consultations, PTE architects have been further developing the proposal to create a new urban village, with four main residential areas laid out along an attractive, tree-lined linear park. The park will run east-west giving public access to High Maynard Reservoir and link in to the planned new cycle path. Blackhorse Lane Concept diagram Proposed building heights Forest Road

5 Indicative two bed apartment Indicative three bed maisonette Typical dwelling arrangements HIGH-QUALITY NEW HOMES The redevelopment of the Blackhorse Lane site includes 494 new homes, providing much-needed affordable and family housing. The majority of the residential accommodation will be for families, with 80% of units being provided as two to three bedroom flats or maisonettes suitable for four to five people. A significant proportion of the units will be affordable, either as rented accommodation or through a shared ownership scheme. The North phase will comprise a mixture of three and fourstorey maisonettes and six storey apartment blocks. The residential element of the South phase will comprise three apartment blocks of between four and eight-storeys. Each residential area will have semi-private courtyards with entrances fronting onto the new linear park. Indicative design and materials

6 View of the proposed Gnome House redevelopment BLACKHORSE LANE COMMUNITY SPACE Our extensive consultations have identified that local people would like accessible community spaces for: n A community cafe n An art gallery n Subsidised office space for charities, start-ups and local businesses n Job creation initiatives focused on the local community MacDonald Egan will invest 1m to reconfigure and refurbish Gnome House to provide the community space on the ground floor, with subsidised office space on the upper floors. Provisionally called The Blackhorse Centre, the community space will be created in the existing Gnome House building, fronting directly onto both Blackhorse Lane and the new linear park. It will include an arts space and coffee shop. This community space will be run by a 'community trust' - meaning that it will be run by local people, for local people. Creating a link with Walthamstow College MacDonald Egan is particularly keen that the Blackhorse Lane development establishes and maintains strong links with Walthamstow College. This will be achieved by: A 'levy' on each student room at Blackhorse Lane, to help fund bursaries for students attending the college Additional subsidies on office space rented to former students.

7 Street elevation on Blackhorse Lane STUDENT ACCOMMODATION AND RETAIL The proposals include student accommodation and retail in a four to eight-storey block in the southern phase of the redevelopment. The building is designed around a central courtyard with retail on the ground and first floors, fronting on to Blackhorse Lane, with the student accommodation built above. The plans are to provide a retail unit of around 750 sq m alongside smaller commercial space. The student accommodation will provide high-quality rooms for around 500 students. Student accommodation, Hoxton, London

8 Landscape character LANDSCAPE - LINEAR PARK At the centre of the redevelopment proposals is a linear park, running east to west through the site from Blackhorse Lane to High Maynard Reservoir. This will be designed as an attractive, landscaped green area set out as a nature walk and with a focus on native planting and play areas. The linear park will create a focus for the development and provide public access to High Maynard Reservoir and link in to the new foot and cycle path, planned to run the length of the Lee Valley Reservoirs. Example landscaping

9 Block Q-R-S Block A-K LANDSCAPE - COMMUNAL GARDENS Residential communal gardens All residents will have access to private outdoor space as well as secure semi-private courtyard gardens, with tree planting to give privacy between the courtyards and private amenity space. The gardens will be designed with a mix of hard and soft landscaping to create a series of spaces, each with its own characteristics. Plants will be carefully selected to provide colour and attract wildlife, providing a habitat in which native insects, birds and mammals can thrive. Planting within the courtyard gardens and in front of the new buildings will include native shrubs and flowers, such as lavender, buddleia and primrose. Landscaping examples for communal gardens

10 Proposed access strategy SUSTAINABILITY AND TRANSPORT MacDonald Egan is committed to achieving a high level of sustainability in all of its housing developments. The redevelopment of Blackhorse Lane will reach a minimum of Code for Sustainable Homes Level 4. Sustainability A number of sustainability and energy efficiency measures are planned, including: n A new public park n Enhanced biodiversity habitat n Central boilers n Photo voltaic panels n High thermal performance of building envelope n Improved access to reservoir. Transport The proposed scheme reflects the site location and public transport links. The site has a PTAL rating of 3 to 4, which represents a good level of public transport provision. Blackhorse Lane Underground and Overground stations are around two minutes walk away and Tottenham Hale around ten minutes walk. In addition, there are several bus routes nearby, with bus stops at the site entrance for the 158 Stratford to Chingford bus. Around 100 car parking spaces will be provided for residents. It is also proposed that residents will not be able to apply for parking permits in the area, however, car club spaces will be provided, with membership for each new tenant.

11 Proposed view of the development from Blackhorse Lane NEXT STEPS The development team has been working hard to update our proposals for Blackhorse Lane, so we would be grateful if you could let us know what you think by completing our feedback form. As with the feedback already received, all comments will be collated and reviewed by the development team to further inform the proposals. We expect to submit a planning application for the site to Waltham Forest Council later this month. Once we have done so, the Council will undertake its formal consultation on the development proposals before making its decision. If you have any questions or would like any further information, please do not hesitate to contact us: Gavin Miller t e gavin.miller@localdialogue.com Blackhorse Lane Consultation, Local Dialogue LLP, FREEPOST NAT3717, London SE1 2BR