Our public exhibition showing our early designs for Blackhorse Point

Our public exhibition showing our early designs for Blackhorse Point

Our public exhibition showing our early designs for Blackhorse Point

Welcome Find out more about our early ideas. Meet members of the project team. Ask any questions you may have and share your feedback. Aerial view of the Blackhorse Point site. This is your opportunity to: Around 350 homes, 50 per cent of which will be affordable. New creative workspaces. A mix of new shops. Welcome to our public exhibition showing our early designs for Blackhorse Point. These will transform the car park opposite Blackhorse Road station into a residential- led, mixed-use development delivering: The site Forest Road Tavistock Ave Forest Road B l a c k h o r s e R d B l a c k h o r s e L n

Our public exhibition showing our early designs for Blackhorse Point

Barratt London Barratt London is the market-leading residential developer in the Capital.We design, build and sell large, complex residential- led developments tailored to the needs of our customers and stakeholders, as well as local boroughs and communities. We are committed to delivering an exceptional quality development that creates real benefits for the local community. Meet the team RMA Architects Established in 1979 and based in Hampstead, we are an award- winning architectural practice.We have significant experience working with Barratt London in delivering high-quality, mixed- use developments across London, including: — — Around 700 homes and 70,000 sq ft of commercial space at Greenland Place in Lewisham.

— — Around 280 homes and 21,500 sq ft of retail space at East Ham’s former market hall in Newham. Transport for London (TfL) As well as being responsible for over 30 million journeys every day,TfL is also one of London’s largest landowners.We own a 5,700 acre estate that includes land and properties with huge potential for creating the homes and jobs that the Capital needs. Our landholdings play a vital role in meeting the Mayor’s priorities to build affordable homes, while generating revenue to invest in improving our transport network. CGI of Davies Street in the City ofWestminster. CGI view of Aldgate Place inTower Hamlets.

CGI view of Upton Gardens in Newham. Photo of Greenland Place in Lewisham.

Blackhorse Point will be delivered by Barratt London, in partnership with Transport for London (TfL). TfL owns the site – which is currently run by National Car Parks (NCP). The design is being led by RMA Architects.

Our public exhibition showing our early designs for Blackhorse Point

The site and surrounding area Nearby developments to Blackhorse Point. The Blackhorse Point site is currently a public car park comprising 280 spaces, run by NCP. In 2017, the 1.8 acre car park site was unlocked for development by the Mayor of London, providing an opportunity to complement the existing regeneration of the Blackhorse Road area.

The site sits immediately opposite Blackhorse Road station, next to local bus services and on the route of the planned extension of the London Borough of Waltham Forest’s ‘Enjoy Waltham Forest’ cycle scheme. It is therefore a prominent location that has the potential to create a new residential-led, mixed-use development of high quality.

The team has carefully considered the adjacent sites being delivered as part of the Blackhorse Lane masterplan to ensure that our emerging proposals will complement and enhance the area. Blackhorse Road transformation The area is undergoing significant transformation, with the site forming part of the Greater London Authority’s Blackhorse Road and Northern Olympic Park Housing Zone. The site is also located in the London Borough ofWaltham Forest’s Blackhorse LaneAreaAction Plan,which envisages an additional 2,500 homes and 1,000 new jobs by 2026. The area is also a designated Creative Enterprise Zone by the London Borough ofWaltham Forest,which continues to grow,maintain and strengthen the creative offer already established in Blackhorse Road.

Blackhorse Point will look to continue this legacy of successful regeneration in the local area. 5 2 2 1 1 1 1 3 2 3 4 FOREST ROAD B L A C K H O R S E R O A D B L A C K H O R S E L A N E Residential accommodation The site Student accommodation 5. BLACKHORSE MILLS Owner: Legal & General Scheme: 440 new homes for the rental market, with around 6,900 sq ft of commercial space and a wellness centre. Height: 2 to 18 storeys. Status: To be completed in late 2019. 2. EQUIPMENT WORKS Owner: Telford Homes Scheme: 337 new homes as well as around 5,700 sq ft of commercial space. Height: 2 to 10 storeys.

Status: To be completed in late 2021.

3. ROYAL STANDARD Owner: Turkish Food Centre (TFC) Scheme: 50 new homes, a music venue with a mezzanine bar, and a supermarket. Height: 4 to 7 storeys. Status: Granted planning approval. 4. 4-10 FOREST ROAD Owner: Watkin Jones Scheme: 355-bedroom student accommodation,with around 3,000 sq ft of commercial space. Height: 9 to 17 storeys. Status: To be completed inAugust 2020. 1. MANDORA SITE Owner: Taylor Wimpey, MacDonald Egan and Watkin Jones Scheme: 483 homes and 519-bedroom student accommodation, with around 4,500 sq ft of community and commercial spaces.

Height: 4 to 8 storeys. Status: Student rooms completed in August 2017; new homes to be completed in December 2018.

Our public exhibition showing our early designs for Blackhorse Point

Our emerging proposals Plan showing a residential floor. Around 350 high quality homes, 50 per cent of which will be affordable, helping to meet local housing needs. A car-free development to create an environmentally-friendly, sustainable place to live, with spaces for disabled parking only. Commercial spaces at ground floor level, catering for small independent businesses, retailers and co-working environments. Public realm enhancements on all sides of the site providing a place where people want to live and work.

Our initial ideas for Blackhorse Point involve delivering a residential-led, mixed-use development which complements the surrounding context. These plans include: Sketch of Blackhorse Point from Forest Road.

Our public exhibition showing our early designs for Blackhorse Point

Delivering high quality affordable homes Photo of Greenland Place in Lewisham. CGI view of East Ham Market in Newham. Photo of Greenland Place. The Mayor of London has set a new housing target for the London Borough of Waltham Forest to build nearly 18,000 homes between 2019 and 2029 – more than double the target for the previous ten years. We will deliver: — — Around 350 new homes, 50 per cent of which will be affordable (by habitable room).

— — A 60:40 split between shared ownership and affordable rent.

Blackhorse Point will meet both the London Borough of Waltham Forest’s and London’s demand for new affordable homes, as well as the Mayor of London’s affordable housing target for new developments on publically owned land. The scheme would provide a mix of one, two and three bedroom apartments, catering for a variety of people, including families, with 50 per cent of rental accommodation designated for family-sized homes. Residents will also benefit from private and community spaces, gardens, play areas and excellent transport links.

Our public exhibition showing our early designs for Blackhorse Point

New retail and creative workspaces What kind of commercial spaces would you like to see included in the plans? Please record your comments on the feedback forms.

Sketch of Blackhorse Passage looking south towards Blackhorse Road station from the EquipmentWorks. Plan showing the ground floor. Our emerging proposals for Blackhorse Point feature a variety of commercial and retail spaces, creating an active and lively street along the newly created Blackhorse Passage to complete the proposals of the Equipment Works. The development would enhance the creative offer across Blackhorse Road and the surrounding areas, providing 7,500 sq ft of new workspace for start-ups and businesses, which could be similar to the co-working environment at Central Parade in Walthamstow.

We will also provide 9,000 sq ft of new retail space to support a mix of small and independent retailers, including food and drink stores, which could be similar to Eat17 in Walthamstow.

Our public exhibition showing our early designs for Blackhorse Point

Plan showing proposed improvements to pedestrian and cycle routes. Creating a sustainable place We will make best use of the excellent local transport infrastructure already on offer. We are proposing to deliver a car-free development which will include a number of spaces for disabled parking only. The site sits directly opposite Blackhorse Road station in Zone 3, which is served by theVictoria line and London Overground, with fast connections into King’s Cross St Pancras,Victoria and Liverpool Street stations.

There are also a number of bus services into central, east and north London, with connections to and from Hyde Park,Wood Green and Stratford. The Mayor of London and the London Borough of Waltham Forest are fully supportive of car-free developments.This promotes the use of more sustainable modes of transport to improve the Capital’s air quality. Our proposals will meet the aims set out in the Mayor’s Transport Strategy and draft London Plan. Public realm typologies Commercial space responding to impending highways changes Pedestrian and cycle routes between developments with commercial spaces Pedestrian square Pedestrian and cycle routes between developments with commercial and residential spaces 1 2 3 4 Pedestrian routes Cycle routes Access to buildings Commercial front Residential front Service front Feature Garden feature Green link Communal amenity Playspace Equipment Works Blackhorse Mills Equipment Works Equipment Works 4 1 3 2

Our public exhibition showing our early designs for Blackhorse Point

A design sensitive to the surrounding area We are also proposing to deliver high quality landscaping across the site, with podium gardens and play areas for residents to enjoy. The plans also include improvements to the public realm, including new trees and paving located around the new buildings. 3D model showing height and massing of nearby developments to Blackhorse Point. Blackhorse Point landscape masterplan. We are proposing six buildings, ranging from 6-16 storeys in height.The proposed heights of the buildings would be comparable with the surrounding emerging area, with Blackhorse Mills at 18 storeys and the student accommodation on the south side of Forest Road at 17 storeys.

Landscape and paving ideas.

Rain garden ideas. Soft landscaping ideas. Play area ideas. Blackhorse Mills Equipment Works Royal Standard BLACKHORSE POINT 4-10 Forest Road

Our public exhibition showing our early designs for Blackhorse Point

Materials inspired by local history ARCHITECTURAL CHARACTER STUDIES GROUND FLOORS LOCAL CHARACTER INFLUENCES GROUND FLOOR CHARACTER IDEAAS BLACKHORSE ROAD CHARACTER IDEAS • Brick detailing used to give prominence to the residential block entrances. • Reference of historical use of the site, within the podium level balcony details along Blackhorse passage. • Large brick openings inspired by the brick arches on ‘Engine House’ with stepped soldier course surrounds.

• Change in colour for lower floors to break up the building and provide a difference in character to the public realm. • Use of dog-tooth detailing to provide texture, interest and historical reference.

Large brick arch entrance openings at entrance to ‘Engine House’ visitor centre. Engine House recent extension arches. Engine House brick detailing, including dog-tooth corbelling, stepped brickwork and inset panels. Deptford Market Yard, Deptford, London. Boxpark, Shoreditch, London. Historical photo from early 20th century looking north along Blackhorse Passage towards the Associated Equipment Works factory entrance route. KEY DESIGN IDEAS KEY DESIGN IDEAS Ground Floor Character Ideas Blackhorse Road Character Ideas ARCHITECTURAL CHARACTER STUDIES MIDDLE FLOORS • Design inspiration taken from the landmark Victorian era buildings within the wetlands such as ‘Engine House’ and ‘Coppermill Tower’ .

• Detail concentrated around window openings. • Inspiration taken from dog-tooth detailing on ‘Engine House’ . • Inspiration taken from inset soldier course window surround on ‘Engine House’ . • Windows connected over 2 levels to visually reduce scale of buildings. • Balcony detail taken inspiration from balcony and stair railings on both ‘Engine House’ and ‘Coppermill Tower’ . LOCAL CHARACTER INFLUENCES Coppermill tower railing design. Engine House brick detailing, including dog-tooth corbelling, stepped brickwork and inset panels.

Typical window on Engine House with inset soldier course surround.

Contemporary example of dog-tooth brick detailing corner treatment. Contemporary example of dog- tooth brick detailing adjoining soldier course brickwork. Contemporary example of inset soldier course window and panel surround. KEY DESIGN IDEAS UPPER FLOOR CHARACTER IDEAS CONTEMPORARY PRECEDENTS Infill material alternative 01 Typical middle floor extract Infill material alternative 02 ARCHITECTURAL CHARACTER STUDIES MIDDLE FLOORS • Design inspiration taken from the landmark Victorian era buildings within the wetlands such as ‘Engine House’ and ‘Coppermill Tower’ .

• Detail concentrated around window openings. • Inspiration taken from dog-tooth detailing on ‘Engine House’ . • Inspiration taken from inset soldier course window surround on ‘Engine House’ . • Windows connected over 2 levels to visually reduce scale of buildings. LOCAL CHARACTER INFLUENCES Coppermill tower railing design. Engine House brick detailing, including dog-tooth corbelling, stepped brickwork and inset panels. Typical window on Engine House with inset soldier course surround. Contemporary example of dog-tooth brick detailing corner treatment.

Contemporary example of dog- tooth brick detailing adjoining soldier course brickwork.

Contemporary example of inset soldier course window and panel surround. KEY DESIGN IDEAS CONTEMPORARY PRECEDENTS ARCHITECTURAL CHARACTER STUDIES MIDDLE FLOORS LOCAL CHARACTER INFLUENCES Coppermill tower railing design. brick detailing, ooth corbelling, ork and inset Typical window on Engine House with inset soldier course surround. CONTEMPORARY PRECEDENTS ARCHITECTURAL CHARACTER STUDIES UPPER FLOORS Typical middle floor extract MIDDLE FLOOR CHARACTER IDEAS Series of tall feature openings on upper floor of ‘Engine House’.

Close up showing ‘Engine House’ feature opening Example of stepped brick detialing and inset brick Series of tall feature openings on upper floor of ‘Copermill Tower’. LOCAL CHARACTER INFLUENCES ARCHITECTURAL CHARACTER STUDIES UPPER FLOORS • Upper floors lighter in appearance. • Repetition of tall linear openings. • Brick detailing used to create relief and features. • Potential for different use of brick colour for each tower to give each its own character. • Balcony details lighter in appearance. Infill material alternative 01 Typical middle floor extract Infill material alternative 02 MIDDLE FLOOR CHARACTER IDEAS KEY DESIGN IDEAS Series of tall feature openings on upper floor of ‘Engine House’.

Close up showing ‘Engine House’ feature opening brick detailing. Example of stepped brick detialing and inset brick panels on ‘Engine House’. Series of tall feature openings on upper floor of ‘Copermill Tower’. LOCAL CHARACTER INFLUENCES GROUND FLOOR CHARACTER IDEAAS L a v H c B A f Ground Floor Character Ideas Blackhorse Road Character Ideas Infill material alternative 01 Typical middle floor extract Infill material alternative 02 MIDDLE FLOOR CHARACTER IDEAS Series of t ‘Engine Ho Example o panels on ARCHITECTURAL CHARACTER STUDIES MIDDLE FLOORS ARCHITECTURAL CHARACTER STUDIES GROUND FLOORS LOCAL CHARACTER INFLUENCES BLACKHORSE ROAD CHARACTER IDEAS • Brick detailing used to give prominence to the residential block entrances.

• Reference of historical use of the site, within the podium level balcony details along Blackhorse passage. • Large brick openings inspired by the brick arches on ‘Engine House’ with stepped soldier course surrounds. • Change in colour for lower floors to break up the building and provide a difference in character to the public realm. • Use of dog-tooth detailing to provide texture, interest and historical reference. Large brick arch entrance openings at entrance to ‘Engine House’ visitor centre.

Engine House recent extension arches. Engine House brick detailing, including dog-tooth corbelling, stepped brickwork and inset panels.

Deptford Market Yard, Deptford, London. Boxpark, Shoreditch, London. Historical photo from early 20th century looking north along Blackhorse Passage towards the Associated Equipment Works factory entrance route. KEY DESIGN IDEAS KEY DESIGN IDEAS ARCHITECTURAL CHARACTER STUDIES GROUND FLOORS LOCAL CHARACTER INFLUENCES BLACKHORSE ROAD CHARACTER IDEAS • Brick detailing used to give prominence to the residential block entrances.

• Reference of historical use of the site, within the podium level balcony details along Blackhorse passage. • Large brick openings inspired by the brick arches on ‘Engine House’ with stepped soldier course surrounds. • Change in colour for lower floors to break up the building and provide a difference in character to the public realm. • Use of dog-tooth detailing to provide texture, interest and historical reference. Large brick arch entrance openings at entrance to ‘Engine House’ visitor centre.

Engine House recent extension arches. Engine House brick detailing, including dog-tooth corbelling, stepped brickwork and inset panels.

Deptford Market Yard, Deptford, London. Boxpark, Shoreditch, London. Historical photo from early 20th century looking north along Blackhorse Passage towards the Associated Equipment Works factory entrance route. KEY DESIGN IDEAS KEY DESIGN IDEAS ARCHITECTURAL CHARACTER STUDIES GROUND FLOORS LOCAL CHARACTER INFLUENCES GROUND FLOOR CHARACTER IDEAAS BLACKHORSE ROAD CHARACTER IDEAS • Brick detailing used to give prominence to the residential block entrances.

• Reference of historical use of the site, within the podium level balcony details along Blackhorse passage. • Large brick openings inspired by the brick arches on ‘Engine House’ with stepped soldier course surrounds. • Change in colour for lower floors to break up the building and provide a difference in character to the public realm. • Use of dog-tooth detailing to provide texture, interest and historical reference. Large brick arch entrance openings at entrance to ‘Engine House’ visitor centre.

Engine House recent extension arches. Engine House brick detailing, including dog-tooth corbelling, stepped brickwork and inset panels.

Deptford Market Yard, Deptford, London. Boxpark, Shoreditch, London. Historical photo from early 20th century looking north along Blackhorse Passage towards the Associated Equipment Works factory entrance route. KEY DESIGN IDEAS KEY DESIGN IDEAS ARCHITECTURAL CHARACTER STUDIES GROUND FLOORS LOCAL CHARACTER INFLUENCES ARACTER IDEAAS BLACKHORSE ROAD CHARACTER IDEAS • Brick detailing used to give prominence to the residential block entrances.

• Reference of historical use of the site, within the podium level balcony details along Blackhorse passage. • Large brick openings inspired by the brick arches on ‘Engine House’ with stepped soldier course surrounds. • Change in colour for lower floors to break up the building and provide a difference in character to the public realm. • Use of dog-tooth detailing to provide texture, interest and historical reference. Large brick arch entrance openings at entrance to ‘Engine House’ visitor centre.

Engine House recent extension arches. Engine House brick detailing, including dog-tooth corbelling, stepped brickwork and inset panels.

Deptford Market Yard, Deptford, London. Boxpark, Shoreditch, London. Historical photo from early 20th century looking north along Blackhorse Passage towards the Associated Equipment Works factory entrance route. KEY DESIGN IDEAS KEY DESIGN IDEAS Character studies Ground floor Middle floors Ground floor Upper floors — — Brick openings inspired by Engine House. — — Darker colour complementing lighter materials on other floors. — — Jagged brick design to provide texture. — — Balcony designs reflecting history of Associated EquipmentWorks, which designed London Buses. — — Brick detailing to give prominence to residential entrances.

— — Designs inspired by Engine House and CoppermillTower. — — Windows connected over two levels to reduce the size and height of the buildings. — — Lighter colours to differentiate from ground floor. — — Potential for different brick colours for each building to give each its own distinct character. GLA ARCHITECTURAL CHARACTER COMMENTS (FROM LETTER) Thearchitectureremainsatanearlystage;however,asimplearticulationis encouraged, with significant depth to window reveals and the use of high quality brick detailing. Varying tones of brick should also be considered to create visual interest and avoid a generic and homogenous appearance.

CABE ARCHITECTURAL CHARACTER COMMENTS (FROM LET- ENGINE HOUSE Locally listed building. Constructed in 1894 during the developmenmt of the reservoir complex. Extended in 1908 l Renovated in 2016 l Victorian industrial architectural style.

COPPERMILL TOWER Grade II listed building l Bought by East London Waterworks Company in 1859 and converted into a pumping station. Italianate tower with open arcade added in 1864. LOCAL CHARACTER INFLUENCES TER) In terms of the elevational treatment and architectural approach we think the new buildings should have their own distinct identity and character that complements their surroundings rather than just seeking to mimic existing developments too closely. The monochrome palette creates buildings that appear quite bland visually and we think more detailed work is required to link the design to the place and create interest.

GLA ARCHITECTURAL CHARACTER COMMENTS (FROM LETTER) Thearchitectureremainsatanearlystage;however,asimplearticulationis encouraged, with significant depth to window reveals and the use of high quality brick detailing. Varying tones of brick should also be considered to create visual interest and avoid a generic and homogenous appearance. CABE ARCHITECTURAL CHARACTER COMMENTS (FROM LET- ENGINE HOUSE Locally listed building. Constructed in 1894 during the developmenmt of the reservoir complex. Extended in 1908 l Renovated in 2016 l Victorian industrial architectural style.

COPPERMILL TOWER Grade II listed building l Bought by East London Waterworks Company in 1859 and converted into a pumping station. Italianate tower with open arcade added in 1864. LOCAL CHARACTER INFLUENCES TER) In terms of the elevational treatment and architectural approach we think the new buildings should have their own distinct identity and character that complements their surroundings rather than just seeking to mimic existing developments too closely. The monochrome palette creates buildings that appear quite bland visually and we think more detailed work is required to link the design to the place and create interest.

Engine House. CoppermillTower.

We believe this new development should have its own distinct character and identity which complements the neighbouring existing and planned developments. Our initial ideas for Blackhorse Point are being influenced by the character of the locally listed Engine House, and the Grade II listed Coppermill Tower at the Walthamstow Wetlands – Europe’s largest open urban wetlands.

Our public exhibition showing our early designs for Blackhorse Point
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