Regeneration: The Local Area Benefits
The Blackhorse Lane Interim Planning Policy Framework
(IPP F) (September 2006):
With good rail and tube connections to London it is the view of Waltham Forest Council that the Blackhorse Lane is an area with significant untapped potential, adjacent to the wonderful natural resources of the Lee Valley Regional Park.
The Blackhorse Lane Interim Planning Policy Framework (IPPF) (September 2006) provides guidance and a framework to support the regeneration of the Blackhorse Lane area over the next 10 years.
The planning framework produced by the London Borough of Waltham forest outlines a clear vision for the future area that is not only supported by the council, but enjoys widespread support from other statutory agencies including The GLA, TfL, LDA and Landowners Blackhorse Lane Station Hub and Waterfront – Planning and Design Brief 2007.
The IPPF identifies three focus areas for development:
• The station hub and waterfront, around
Blackhorse Road Station;
• The Sutherland Road area;
• Billet Road/Kimberley Works.
The key diagram in the IPPF identifies the site as falling within one of three main growth areas. The site is identified as site “BHL2a” and is designated for residential development.
The document states that the Council will support the creation of:
1. A new centre for the Blackhorse Lane area around the station, providing an attractive gateway to Waltham Forest and a focal point for the neighbourhood offering improved retail and leisure facilities for existing and new residents of the Blackhorse Lane area, workers in local firms and users of Blackhorse Road Station.
2. 2000 new homes in the area over the next ten years.
3. New public spaces.
4. A small number of shops, cafes/bars/restaurants Leisure facilities.
The policies in the planning framework are considered ‘material considerations’ when determining planning applications alongside the Council’s Unitary Development Plan and the London Plan. The council is aiming to achieve around 2000 new homes in the area over the next ten years. The Council’s target is for around 700 (35%) of these to be social rented housing and 300 (15%) to be ‘intermediate’ housing. The indicative target for affordable housing from private development is 40%.
In terms of density, the IPPF states that the Station Area might qualify for density of up to 450 habitable rooms per hectare and also refers to the London Plan and indicates that higher densities might be appropriate in urban areas with good access to public transport if low levels of car parking are provided. It also adds that for sites within 10 minutes walk of a Town Centre and with good access to public transport could be suitable for higher densities, of up to 700 habitable rooms per hectare.
The IPPF identifies the site as within a location where the Council will support residential development. It is considered that the application proposal will make a valuable contribution to meeting LBWF’s housing requirements and would provide much needed high quality modern accommodation at a sustainable location.
