Waltham Forest Council's Planning Committee has approved plans for an 18-storey mixed-use tower on Hoe Street, Walthamstow, which will deliver 66 new Build to Rent (BtR) residential units.

The development, located at 278-284 Hoe Street, will involve the demolition of existing buildings. Of the 66 residential units, 17 (26%) will be designated as Discount Market Rent (DMR) affordable housing. These units will be let at no more than 80% of local market rent, prioritised for individuals whose housing needs are not adequately met by the commercial rental market, and will be offered on an assured short-hold tenancy basis.

The scheme also includes associated amenity space, reconfigured vehicular and pedestrian access, and landscaping. The decision was made subject to a Section 106 Legal Agreement (S106) which includes provisions for a car-free development policy, employment and training strategies, contributions towards station upgrades and public realm improvements, and a children's play space contribution.

Architectural rendering of a proposed 18-storey mixed-use building at 278-284 Hoe Street, Walthamstow.
Architectural rendering of a proposed 18-storey mixed-use building at 278-284 Hoe Street, Walthamstow.

Employment and Training Commitments

The S106 agreement mandates robust employment and training strategies aimed at benefiting local residents. During the construction phase, 30% of all construction and fit-out jobs will be reserved for Local Residents, defined as those living in Waltham Forest, Hackney, and Newham. Furthermore, a minimum of nine apprentice posts in construction trades will be created, with priority given to Local Residents through the Council's Employment, Business and Skills Service. Three paid work placements, at London Living Wage, will also be offered to Local Residents. An Employment and Skills Plan detailing all new jobs created will be negotiated and submitted to the Council at least six weeks before construction begins.

Post-construction, the end user will collaborate with the Council's Steps Into Work (SiW) job brokerage service to ensure local residents are considered for employment and training opportunities. The aim is for 50% of non-technical jobs in the end-user phase, anticipated to be estate management staff, to be filled by Local People. Default payments will apply if these obligations are not met, as outlined in the Council's Planning Obligations SPD.

Affordable Housing and Car-Free Policy

Key terms within the S106 agreement include the perpetual provision of DMR units. The development will also implement a car-free policy, meaning no residential unit will be eligible for a parking space unless registered as a blue badge holder. New occupiers will be informed of this restriction prior to moving in. To encourage sustainable transport, each household will receive two years of membership with an accredited car club operator. Evidence of the car club contract must be submitted before occupation.

Infrastructure Contributions

The development will contribute £36,700 to Transport for London (TfL) for upgrades to Walthamstow Central Station. An additional £94,190 will be allocated towards walking, cycling, and public realm improvements in the vicinity of the site. This funding will first address any mitigation or improvement works identified by TfL following an Active Travel Assessment. If a surplus remains, up to £66,000 will be used for further walking and cycling enhancements, with any residual amount dedicated to public realm improvements around Walthamstow station, including wayfinding and signage.

Architectural rendering of the proposed
Architectural rendering of the proposed \"East Ridge\" development at 278-284 Hoe Street, Walthamstow.

Development Timeline and Heritage

The scheme proposes a relatively short build period of approximately 1.5 years, delivered in a single phase. Demolition and construction to slab level are stipulated as pre-commencement conditions. The existing buildings on the site, dating from the late 19th century (1885-1889), have been identified as non-designated heritage assets. While these buildings possess some interest and contribute to the townscape, the council's assessment concluded that their heritage merit is limited due to the loss of original detailing. Consequently, their demolition is considered to cause 'less than substantial harm'.

Daylight and Sunlight Assessments

Assessments for potential impacts on daylight and sunlight for neighbouring properties were conducted using metrics such as Vertical Sky Component (VSC), No Sky Line (NSL), and Annual Probable Sunlight Hours (APSH). Overshadowing was evaluated against BRE guidelines. In this dense urban context, a flexible approach to BRE guidelines was applied, with relaxed thresholds considered. The design of the building's massing and orientation, along with separation distances, were key mitigation measures. For units susceptible to overheating, fixed blinds will be secured by condition. The updated assessment confirmed no material deterioration in daylight or sunlight for neighbouring properties compared to previous resolutions.

Architectural renderings of the proposed 18-storey mixed-use building at 278-284 Hoe Street, Walthamstow.
Architectural renderings of the proposed 18-storey mixed-use building at 278-284 Hoe Street, Walthamstow.

Officers noted that the proposed density and scale are appropriate for the town centre location, which benefits from excellent public transport links. The design was praised for its quality and contribution to the urban regeneration of the area. The decision was made subject to the completion of the S106 agreement and a range of planning conditions covering aspects such as materials, highways, waste management, landscaping, energy efficiency, fire safety, and crime prevention.

Public reports pack 13th-Jan-2026 19.00 Planning Committee.pdf