Project Details

Design Proposals Submitted for a Mixed-Use Light Industrial and Residential Development in Leyton, East London on behalf of Tremula Property Investments.

A Full Planning Application has been submitted for a mixed-use development in Leyton, East London, part of the Estate Way Industrial Estate on Church Road. The site forms the first part of the Estate Way Masterplan along Church Road, adopted by the London Borough of Waltham Forest, and aims to set a high standard of design for the future phases.

In line with the London Plan and Waltham Forest’s Local Plan, the Estate Way Masterplan promotes industrial intensification alongside high-quality residential development. The policies aim to retain vital employment uses while enabling thoughtful residential integration.

Coleflax Bennett Architecture have developed the scheme in collaboration with Waltham Forest Council through a Planning Performance Agreement (PPA) and extensive design and review process, including presentation to Frame Projects Design Review Panel.

The proposal includes the redevelopment of the site to deliver 33 new residential apartments and 514 sqm of flexible light industrial floorspace aligning with the aims of the Estate Way Masterplan.

Functionality and usability of the commercial spaces are a fundamental part of the overall design approach. Working alongside Hybrid Planning & Development, AND London Commerical consultants and Markides Transport consultants to develop a clear commercial and associated transport strategy for the development, Coleflax Bennett Architecture have sought to create a unique place, centred around a shared courtyard at the heart of the site. The development comprises two buildings: a 5–6 storey block fronting Church Road and a smaller 3–4 storey block located toward the rear of the site. The commercial element consists of small-scale, flexible light industrial/ maker spaces ranging from 50–200 sqm, designed with adaptability in mind to support a variety of potential uses. Maker units located on Church Road to activate key street frontage and within the site can utilise the shared courtyard to socialise and collaborate, creating a vibrant and active communal live/ work environment that will seamlessly integrate with pre-designated public realm zones within the wider Estate Way Masterplan.

The residential design prioritises quality of living, with dual and triple-aspect apartments that maximise natural light, ventilation, and views. All homes are arranged around central cores and are positioned above the commercial spaces to allow for uninterrupted daylight and privacy. Each apartment exceeds London Plan space standards and includes private outdoor space, in addition to access to a communal rooftop amenity areas.

Architecturally, the design draws inspiration from the site’s industrial heritage. Robust brickwork and light-coloured profiled metal cladding are used to articulate the upper floors and break down the massing. Facades incorporate light-toned water-struck brickwork, deep-set windows, and vertical soldier coursing to provide subtle but distinctive detail. The ground floor features large glazed openings into the maker spaces, framed by bold green architectural concrete and green glazed terracotta, creating a visually distinctive frontage at human-scale.

The proposals have been carefully designed to function both independently and as part of the future wider development of adjacent plots within the Estate Way Masterplan area.

As one of the first planning submissions for the masterplan area, the development aims to act as a catalyst for the wider regeneration of Estate Way and the realisation of the vision set out in the adopted framework.