The Planning Committee of Waltham Forest Council met on Tuesday, 13 January 2026, to discuss and approve a significant redevelopment project at 278-284 Hoe Street, Walthamstow, London, E17. The committee granted planning permission for the demolition of existing buildings and the construction of an 18-storey mixed-use building comprising 66 Build to Rent (BtR) residential units, with 26% of these designated as affordable housing at Discount Market Rent (DMR). The decision was made subject to the completion of a Section 106 legal agreement and a stage 2 referral to the Greater London Authority (GLA).

Redevelopment of 278-284 Hoe Street, Walthamstow, London, E17

Planning permission was granted for the demolition of the existing buildings at 278-284 Hoe Street and the construction of an 18-storey building. The development will provide 66 Build to Rent (BtR) residential units, with 17 of these (26% by unit, 21% by habitable room) to be provided as Discount Market Rent (DMR) units in perpetuity. The DMR units will be let at no more than 80% of local market rent and will be targeted at households earning up to £60,000. The scheme will be car-free, with residents ineligible for parking permits, and will include two years of car club membership for new occupiers.

The development will also feature associated amenity space, reconfigured vehicular and pedestrian access, and landscaping. A key aspect of the approved plans is the creation of The Yard, a public passageway connecting Priory Avenue and Station Approach, designed to enhance permeability and provide a pedestrian gateway. The building will incorporate a mix of uses at ground and first floor levels, including a gym and flexible commercial space, intended to activate the street frontage and contribute to the town centre's vitality.

The decision was made subject to a Section 106 Legal Agreement which will secure various provisions, including:

• Affordable Housing: Viability review mechanisms, provision of 17 DMR units (26% by unit) in perpetuity, and specific rental terms.
• Build to Rent Provision: 66 BtR units for a minimum of 15 years, with a review mechanism if units are sold.
• Wheelchair Housing: Exclusive marketing of wheelchair-accessible units to those in need for a period of 12 months.
• Car Free: Prohibition of residents applying for parking permits, with car club membership provided.
• Employment and Training: Targets for local resident employment during construction and end-use phases, including apprenticeships and work placements.
• Highways: A financial contribution of £36,700 to TfL for station upgrade improvements and Section 278 works for highway alterations.
• Walking, Cycling and Public Realm: A contribution of £94,190 towards walking, cycling, and public realm improvements, with a sequential allocation.
• Parks and Leisure: A financial contribution of £100,000 towards local play provision.
• Air Quality: A financial contribution of £6,600 towards the Air Quality Action Plan.
• Carbon Offset Fund: A contribution of £5,812 towards the Carbon Offset Fund.
• Epping Forest SAC: A financial contribution of £42,900 towards the Epping Forest Strategic Access Management and Monitoring Strategy (SAMMS).
• Architect Retention: The applicant will retain the architect during the build phase until completion.

The committee also noted the update report from the Assistant Director – Development Management & Building Control and resolved to delegate the formalisation of conditions and reasons for refusal to the Assistant Director in the event of amendments during the debate. The application was granted subject to numerous conditions and informatives covering aspects such as materials, highways, air quality, noise, waste management, landscaping, fire safety, and digital connectivity. The decision was made following consideration of representations from the public and internal and external consultees, with officers concluding that the benefits of the development, including the provision of housing and affordable housing, outweighed the identified harms.