Station Estate

“We have green space on the boundary of our area… but lacking in green space (or well designed green space) in our area.” – South Woodford resident

Station Estate sits in the middle of the town centre. It is surrounded by the Viaduct to the north, rail lines to the east, and the rear of George Lane shops to the southwest. There is vehicle access into the site from the Viaduct in the north, and pedestrian access from George Lane via an archway through the parade of shops.

Redbridge’s Local Plan* identifies Station Estate (LP Site Number 117) as an opportunity to build 120 new homes, 1675 sqm of employment floorspace and 1000 sqm of retail floorspace. Several landowners own parts of the site, making it challenging to develop.

Development on Station Estate is an opportunity to address key local priorities by providing:

• A green environment with more trees and open space.
• Attractive streets and meaningful public space.
• Civic amenities in the core of the town centre.
• Light industrial uses which are a valued part of the town centre’s offer.
• Housing suitable for residents and families at all stages of life.

New development on Station Estate must:

• 3.1 Movement: Create accessible green pedestrian routes through the site, minimising vehicular access.
• 3.2 Movement: Create well-lit, safe pedestrian links into the site from Eastwood Road, through the existing archway on George Lane, and new direct pedestrian access from the Viaduct.
• 3.3 Built form: Establish a clear and regular street pattern, with new development overlooking the public realm at a consistent setback from the carriageway.
• 3.4 Public space: Provide at least 25% of the site area as publicly accessible open space, including a well-overlooked green at the heart of the site.
• 3.5 Public space: Provide a variety of open and green spaces, both active and passive across the site.
• 3.6 Uses: Re-provide purpose-built nursery facilities on site equivalent at minimum to the existing provision.
• 3.7 Uses: Provide spaces which positively address the Viaduct and make constructive use of the associated undercroft.
• 3.8 Homes and buildings:Include a range of dual aspect residential typologies, including houses with gardens and balconies, as well as accessible flats.
• 3.9 Identity: Undertake a ‘formal review’ with the Redbridge Design Review panel, from RIBA Stage 2 prior to planning submission.