Barkingside Yard

Welcome to our consultation event Vistry Partnerships, Peabody and Transport for London are working in partnership to bring forward proposals for Barkingside Yard. The development will deliver new affordable homes, enhanced public realm close to Barkingside underground station and improved local biodiversity.

The site is allocated within the Redbridge Local Plan for residential development.

This consultation outlines the current stage of the proposals and seeks to gain your feedback. Representatives from the project team are here to answer any questions you may have.

About the team (1/2)

Vistry Partnerships

Peabody Housing Trust

Transport for London

Vistry Partnerships specialise in the delivery of mixed-tenure homes, working closely with local authorities, housing associations and investor partners to build new homes across all sectors of the UK housing market.

Peabody is one of London’s oldest and largest housing associations. Owning over 104,000 homes across London and the Home Counties, Peabody has a proud track record of delivering excellent and reliable services to over 220,000 customers.

As one of London’s largest landowners, Transport for London (TfL) has been tasked by the Mayor of London with delivering thousands of new homes across the capital on surplus operational land.

Peabody continues to invest in much needed affordable homes with 88% of the 1,176 new homes completed in 2020/2021 allocated for affordable rent and Shared Ownership.

TfL’s design principles embody two overarching values; long term stewardship of public assets and putting people at the heart of development. These values are used to test design proposals at all stages.

Vistry Partnerships is committed to delivering high quality new homes for Londoners by designing mixed and balanced communities that often exceed policy requirements for provision of affordable housing. Heritage, legacy and placemaking are at the heart of Vistry Partnerships development process which is always undertaken in close collaboration with local communities and local authority partners.

Peabody and Vistry’s scheme at Plaistow Hospital Image by Robert Greshoff photography

Barkingside Yard has been continually assessed and refined against the TfL Design Principles and Sustainable Development Framework.

The TfL Sustainable Development Framework (SDF) is our approach to delivering social impact, driving economic development, and embodying environmental stewardship.

TFL’s Beechwood Mews project

About the team (2/2)

Sheppard Robson (Architect)

HTA (Landscape architect)

Sheppard Robson believes that high-quality, efficient and creative design ideas are a powerful tool for driving positive change across businesses, organisations and communities. As well as having a strong and precise visual language, the holistically sustainable buildings, spaces and places the practice designs have been instrumental in achieving meaningful and lasting change.

HTA is a practice of over 230 architects, urbanists, planners, landscape architects, interior designers, sustainability specialists, graphic designers and researchers. Our collective focus is on creating great places to live and we have a 50-year track record of the design and delivery.

In the practice’s 80-year history, Sheppard Robson has designed award-winning architecture, interior design and master-planning projects around the world.

Image of Sheppard Robson Camden Courtyards project

The Site Barkingside Yard is located to the west of Barkingside underground station. Currently operated as a builders’ merchants, the site stretches from Station Approach (N) and runs parallel to the residential gardens along Crown Road and Duke Road (W). Immediately to the east of Barkingside Yard is Barkingside underground station and the Grade II listed Barkingside station, opened in 1903. Beyond Barkingside Station and the railway tracks to the east is Fairlop Waters – a 593-hectare country park consisting of wetlands, lakes, meadows and arable farmland.

The site has been identified by Redbridge Council in the Local Plan as suitable for delivering much-needed new affordable homes next to good transport links.

Station Approach walking towards the station

Currently operating as builders’ merchants

Key Considerations & Response The proposed design of our development took into consideration the complexities and unique historical characteristics of the area and the listed status of the station building. Some of the key considerations that have driven the evolution of the scheme include: Consideration: The potential impact on the heritage assets.

Response: The proposals have been stepped back from the front of the existing station and the high quality of the architectural design is considered to improve the setting of the listed building compared to the existing situation.

Landscaping improvements opposite the station are also considered to help reveal the significance of the listed asset by celebrating the setting of Barkingside Station.

Consideration: Potential visual impact of the height of the proposed buildings.

Response: Initially a taller 12 storey building was proposed as a landmark building adjacent to the station however building heights have been reduced significantly across the scheme to respond to the context.

Consideration: The architectural and historical context of the area.

Response: The proposals look to build on the existing heritage of the area but also provide their own response to the listed station and improve the immediate area through high quality design.

Consideration: Landscaping impact and the public realm.

Response: The proposals have been designed with landscaping as integral to the design and greening has been enhanced to respond to the nearby Fairlop Waters.

The proposals also seek to improve biodiversity.

Key Principles Delivery of c.98 new affordable homes

Enhanced public realm in the area surrounding the new homes

Mix of Shared Ownership and London Affordable Rent

Contributions towards play space at the Fairlop Waters Country Park

1, 2 and 3-bedroom homes to meet local demand

Improvements to local biodiversity

Creation of green roofs, allotments & communal gardens

Improved and safer approach to the station

Redevelopment of Redbridge Council’s allocated site for residential use in a highly sustainable location

New Homes The proposals for Barkingside Yard will deliver c.98 new high-quality, affordable homes in Redbridge, with a mix of 1, 2 and 3-bedroom properties to help meet demand. The new homes will offer a range of tenures, including Shared Ownership for first-time buyers as well as London Affordable Rents. As one of London’s oldest and largest housing associations, Peabody will take on the role of estate manager.

Indicative image of one of the proposed buildings

Peabody and Vistry’s scheme at Plaistow Hospital Image by Robert Greshoff photography

Peabody and Vistry’s scheme at Plaistow Hospital Image by Robert Greshoff photography

Design Evolution

1. Previous scheme of 12 storeys

2. Massing and height amended to reduce impact of buildings upon neighbours

3. Massing stepped up across site to maximise sunlight to northern elements of the building

4. Aligned central block, reduced footprint of southern block for more residents play space

Indicative Ideas for Green Spaces

Amenity Space Character

Amenity Space Character

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3

2

4

Landscape Masterplan

Public Realm The proposals for Barkingside Yard include improvements to Station Approach and creating an improved, more welcoming and attractive route to Barkingside Station. Additional public realm enhancements will: • Create an improved, more welcoming and attractive route for residents as well those travelling through Barkingside station • Improve the context and environment around Barkingside Station • Develop new homes and therefore create a more active residential frontage along Station Approach and opposite the station, creating a vibrant street • Improve safety and security through natural surveillance and public realm improvements • Ensure retention of the mature trees and landscaping to keep the green character of the approach and improve biodiversity. We will be retaining all but one of the existing Lime trees along Station Approach and the large tree at the northern end of Station Approach

Indicative Image of Station Approach

Materials and Design Materiality The proposed design has drawn from the materiality and forms of the station – red brick with stone detailing, plinth and arched window surrounds – and reinterpreted these in a contemporary context in red and light coloured brick.

This both celebrates and complements the station’s form and appearance while avoiding ‘pastiche’ references.

The modest approach to massing complements the urban expansion that the station was designed to facilitate.

Red/Orange Brick with Light Coloured Stone Accent

Light Coloured Plinth

Strong Corner

Light Coloured Fascia

Roman Arch

Depressed Arch

Have Your Say Thank You Thank you for taking the time to review our proposals. We are keen to understand what the local community thinks about our proposals to deliver new affordable homes, enhanced public realm close to Barkingside underground station and improved local biodiversity.

We would be grateful if you could complete a feedback form.

Alternatively, you can visit our website at:

www.barkingsideyard.co.uk to leave your feedback.

If you would like to get in touch with the project team, you can email

brogers@conciliocomms.com or call

0800 865 4288.

Have Your Say