The site is located on Blackhorse Lane, close to Lockwood Way and immediately north of Eden Girls’ School. The site falls within Higham Hill ward of the London Borough of Waltham Forest.
The estate also lies within the Blackhorse Lane Strategic Industrial Location Masterplan Framework area.
The site has been left vacant since last year, with the previous tenants, The Delta Group, choosing to consolidate their operations outside of London.
It was previously used as industrial space and is currently occupied by two linear, parallel buildings (that are empty), with parking and vehicle access in between them.
We acquired part of the Blackhorse Lane industrial estate in 2021 and have been exploring options to modernise it since the Delta Group vacated the site last year.
We want to return the site to an active use, to deliver a best-in-class sustainable industrial park, that will generate more investment and growth for the local area.
We have proven track record of success, and have been developing and managing warehouse and industrial space throughout the UK for over 100 years. Our 1,400 customers range from global corporates to small innovative companies.
We provide the space that allow extraordinary things to happen, from pharmaceutical development to high value engineering, urban logistics to R&D, film production to food manufacturing and data storage to e-commerce.
The site is part of a larger stretch of land along Blackhorse Lane, which has a long industrial heritage.
The estate has also been designated as Strategic Industrial Land (SIL). Under this designation, the site is to be protected and promoted for future industrial and employment uses. It is not considered suitable for other types of development, such as housing.
Indeed, the site is also located within the Blackhorse Lane SIL Masterplan Framework (2022), which was designed by the Council to support the growth of industrial spaces in this area.
We have incorporated brick arches and glazed rooftops into the plans, taking inspiration from the architecture of the local area, including landmarks such as the Grade II listed Wetlands Pump Station.
We have also sought to use brick on the exterior of the buildings where possible, in keeping with the materials used on other nearby developments, including Uplands Business Park.
The warehouse buildings, which cover the majority of the site, will rise to a maximum height of 13 metres.
The warehouse buildings will be bookended by office spaces fronting onto Blackhorse Lane, which will stand at 16.5 metres.
In the first business space, which is located immediately to the left as you enter the site, a stair core will be provided and rise to 21 metres.
As with all our projects, we will design the buildings to be flexible, so they can support a variety of leading industries. This includes local businesses in the area looking to grow, to international and national operators.
Our 1,400 customers include a diverse range of businesses, with expertise in research & development, to food manufacturing, storage, and logistics, as well as film production.
Yes, we will we continue to own the site and work with our future tenants to ensure they abide by the highest safety and work standards.
Approximately 300 new jobs will be created through the development, in addition to 110 jobs during the construction phase of works.
We are also investing in new training and skills initiatives for young people and local residents, as part of our Community Investment Programme.
In line with the current arrangements, access will continue to run through Blackhorse Lane. We are speaking to the Council about potentially relocating the zebra crossing outside the estate to the south of Blackhorse Lane, closer to Eden Girls’ School, to improve safe access for students, staff and local people.
As we look to better activate the estate and diversify the businesses it can accommodate, it is likely that there will be an increase in goods vehicle movements.
During the morning peak hours (8 – 9am) it is expected up to 53 vehicles will travel to/from the site. In the afternoon (5 – 6pm), 31 vehicles are expected (arrivals and departures).
We expect approximately 90% of journeys to be made by small delivery vehicles and light vans, with 10% undertaken by heavy goods vehicles.
Further information can be found in our Traffic Assessment, which is accessible via the Council’s planning portal.
At this stage we’re unable to confirm what the future operating hours will be, as this will depend in large part on what businesses lease spaces on the estate.
We will however work closely with these operators and continue to oversee the management of the site, to ensure all operations abide by the highest standards and disturbances are minimised for our neighbours.
We have a proven track record of delivery, constructing all our schemes within a year of gaining approval on our schemes.
We hope to do the same here, and, subject to our plans being approved, we hope to start works next year, with all operations completed by 2025.
As members of the Considerate Constructors Scheme (CCS), we ensure that all our partners and supply chain providers abide by the highest working standards for all our projects. Information on how we will manage construction works will be included in our planning application.
We are however looking to:
- Install monitoring equipment to check noise, dust and vibration levels, so the on-site team can address and resolve any issues quickly.
- Provide advance and regular notice to residents about upcoming operations and activities at the park.
A planning application has now been submitted to Waltham Forest Council. They will now hold a statutory consultation, where you will be able to submit any final comments on the proposals. You can do this by searching for the planning reference number: 232134 on the Council’s planning portal.
At the heart of everything we do is a commitment to be a force for environmental and societal good. We have set ambitious sustainability targets – including becoming a net-carbon neutral business by 2030. To achieve this requires action, and throughout our pipeline we have continued to push the boundaries for new industrial development. At SEGRO Park Tottenham, we were proud to have set a new benchmark in sustainability with the greenest industrial urban development in London.
At SEGRO Park Walthamstow, we are approaching sustainability with the same passion and ambition and are targeting a BREEAM ‘Excellent’ development at minimum, surpassing the recognised industry standard, and to make this a carbon-neutral scheme. To achieve this, we will prioritise energy efficiency, building practices through sustainable materials, and future proof the buildings with photovoltaic panels, a high proportion of electric vehicles and more.
This site is extremely well connected, with Blackhorse Road Station a short walk and multiple bus stops located near the estate.
As a result, we are looking to reduce the number of parking spaces for general business use to 78 (-24), with blue badge spaces also available.
We believe our scheme will have a positive, long-lasting impact on the community, creating:
- Support for local businesses, as well as national and international operators.
- Better employment and training opportunities for local people.
- A more sustainable project, promoting renewable energy sources and developing a carbon-neutral scheme.
- Significantly more landscaping and greenery around the site’s borders along Blackhorse Lane and the waterside
As part of our Community Investment Programme, we will be partnering with local groups, organisations and businesses to identify and support environmental, educational and employment programmes in the local area. If there any initiatives you think we can get involved with, do let us know!
*London Communications Agency (LCA) are our community engagement specialists and are supporting us on our community consultation for this project.