770-home mixed-use scheme at Lea Bridge Gas Works, Leyton, London E10

“Committee/Date: Planning – 3 rd March 2026 Application reference: 252331 Applicant: St William Homes LLP Location: Lea Bridge Gas Works, 78 Perth Road, Leyton, London, E10 7PB Proposed development: A phased development comprising demolition of existing buildings and structures, and erection of buildings to provide a mixed use scheme residential units (Use Class C3), flexible residential facilities and commercial uses (Use Classes E and F2), together with public open space;…”

“The proposal would incorporate the redevelopment of the site with a mixed use development comprising of residential homes and commercial uses. The proposal would comprise of 9 buildings, ranging in height up to 26 storeys. The development is seeking to provide a total 770 homes and 1,648 sqm of commercial uses, comprising of residential concierge space, gym, nursery and health care facility. The application would provide a total of 64 wheelchair accessible homes.”

“The application site comprises of a former utility site spanning 2.64 hectares. The site has undergone demolition works and formally contained three decommissioned gas holders, comprising of two spiral gasholders with above ground tanks and a smaller telescopic gasholder with a below ground tank. The main gas production facilities were located to the west and north-west and were demolished between 1970 and 1980.”

“The entire site falls within Flood Zone 2 whilst elements of the southern portions of the site are located in a Flood Zone 3. The land forms part of the historic utility site and has not been developed for any other industrial use. The Orient Way Industrial Estate is allocated as Strategic Industrial Land (SIL), which comprises of a range of warehouse units. The SIL allocation extends across Orient Way and a National Rail railway line.”

“09/02/2016 201329 A comprehensive phased development comprising demolition of existing buildings and structures, and erection of buildings to provide a mixed-use scheme including 573 residential units (Use Class C3) in 10 buildings ranging from 2 to 18 storeys, 582m2 flexible residential facilities and commercial uses (Use Classes A1, A2, A3, A4, B1, C3, D1and D2), together with public open space; public realm works and landscaping; car and cycle parking; servicing…”

“Approved 18/05/2022 232678 A phased development comprising demolition of existing buildings and structures, and erection of buildings to provide a mixed use scheme residential units (Use Class C3), flexible residential facilities and commercial uses (Use Classes E and F2), together with public open space; public realm works and landscaping; car and cycle parking; servicing arrangements; energy measures; formation of new pedestrian and cycle access onto Clementina Road;…”

“That Planning Permission be GRANTED subject to conditions, informatives, Stage 2 Referral to the Greater London Authority and completion of a Deed of Variation to Section 106 Agreement associated with planning permission 232678, with the following Heads of Terms to capture the changes:”

“That authority to be given to the Assistant Director – Development Management and Building Control in consultation with the Council’s Legal Services for the sealing of the Section 106 Agreement/Deed or Variation and to agree any minor amendments to the conditions or the legal agreement on the terms set out above.”

“Affordable Housing • 20% Affordable Housing by habitable room, subject to a registered provider entering into contract with appropriate grant funding on all Affordable Homes and Borough CIL Relief being secured within 12 months of signing the s106/Deed of Variation with any Late-Stage Review requirement no longer applicable once the agreed level of build progress has been achieved.”

“Following Amendments to Schedule 1 – The Contributions • A financial contribution of £30,000 is requested towards CLP monitoring. • Strategic Access Management and Maintenance fee of £183,600 towards mitigating the impact of the development on Epping Forest SAC . • Suitable Alternative Natural Greenspaces financial contribution of £489,329 towards the delivery of new footpaths in Leyton Jubilee Park as Suitable Alternative Natural Green Space improvements.”