Transport for London is in the midst of a huge campaign to build homes, shops and businesses on much of its land in and around London Underground stations and there’s bound to be a new building coming soon somewhere near you.
In an ambitious scheme, many station car parks and pieces of land around Tube lines will be dug up and replaced with blocks of flats, shops and businesses.
In total 10,000 homes are to be built at sites right across Greater London.
At many of these sites, Londoners have expressed anger at what they see as ‘money-grabbing’ plans by Tfl to get rid of vital parking spaces and build tower blocks. Many residents believe TfL is simply trying to cash in by putting up flats on land it owns so it can charge large amounts of rent and make profits from sales.
A TfL spokeswoman admitted to MyLondon there is clearly a financial incentive and made no bones about the tricky financial situation it is in. The huge government bailout it has applied for during the coronavirus crisis is well-publicised.
But she insisted that while the firm is looking at ways to make itself “sustainable” it is committed to building developments that will help meet London’s housing crisis and provide exciting opportunities for shops and local businesses in local areas.
She said where there have been strong local views, TfL has sought to make changes to building plans and to listen to what people are saying locally.
Some campaigners are concerned that the developments have not been carefully planned to fit in with local areas and are simply “one-size-fits all” schemes to build similar large tower blocks in areas that differ greatly.
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But TfL says this is simply not true and that all developments are carefully designed after months of consultation with the local community and look to add community facilities and opportunities wherever possible.
It also says where it does plan to build on car parks it has done extensive analysis to determine the impact of reducing car parking spaces.
So what exactly is planned
Currently TfL told us it has begun work on building 1,400 homes.
Tfl has also submitted planning applications for a further 4,500 homes at many sites across London and is on the cusp of submitting plans for a further 4,500.
It is currently consulting residents over the plans in numerous locations.
The below is what TfL says it is building in the various locations. Look out for further stories exploring each site in more depth and investigating what local residents think about them.
If you have an opinion on any of these developments you would like to share for inclusion in future stories, please email firstname.lastname@example.org
1) Blackhorse View, Waltham Forest
- Construction of 350 homes, with 50 per cent affordable housing
- TfL working with partner Barratt London on the site which was previously a car park
- Ground floor slab and foundations were completed in January 2020
- The concrete frame for the first two blocks are currently under construction
- People can register their interest for properties online now, with first occupations expected towards the end of 2021
- The site promises “good transport connections near to both the Victoria line and London Overground and improved facilities for residents to cycle with a 650-cycle parking space”.
2) Kidbrooke, Greenwich
- Construction has started on 619 homes, with 50 per cent affordable housing
- TfL is working on the project with Notting Hill Genesis
- Site has been cleared with piling due to start this summer
- Kidbrooke Station Square will provide “new landscaped areas, green spaces and play areas alongside a new purpose-built nursery and commercial units suitable for small businesses”.
- Local transport connections include Kidbrooke National Rail station and the bus stops on Kidbrooke Park Road
3) Beechwood Avenue – Barnet
- Construction has started on 97 homes, with 50 per cent affordable housing
- TfL is working with with London-based property developer and construction company Kuropatwa Limited
- “Affordable homes at Beechwood include a high proportion of housing with more than one bedroom, making them more suitable for families
- “Homes will be a balance of shared ownership and affordable homes for rent, including some at social rent levels
- “Construction is due to finish in 2021.”
4) Western Avenue – Ealing
- Working with TfL, Notting Hill Genesis has been transforming land alongside the A40
- 180 new homes are being built, half of which are “affordable”.
- These homes are “within easy walking distance of East Acton and North Acton”.
- People are starting to move into the homes
- The development is called Aviator Place
5) Fenwick South – Lambeth
- Work has started on building 46 new “affordable” homes on this one-acre site
- Working with the London Borough of Lambeth, each of these is planned to be “high-quality, dual-aspect, one to three-bedroom homes”.
Sites currently at the planning stage
6) Southall Sidings, Ealing
- TfL has submitted proposals for 460 homes to rent in Southall, with 40 per cent “affordable” housing
- This is the first site submitted by Connected Living London, a major strategic Build to Rent partnership being developed between TfL and Grainger plc.
7) Nine Elms, Lambeth
- Next to and above Nine Elms station, this scheme has the potential to provide around 475 homes to rent, with 40 per cent “affordable” housing
- It will also provide “100 square metres of commercial space, more than 900 square metres of new open space with a new public square”.
8) Montford Place, Lambeth
- TfL submitted a planning application in March 2020 for 139 build to rent homes, again with 40 per cent “affordable” housing
- The site is located near the Oval cricket ground
- The site had been used to facilitate the construction of the Northern Line extension
- Proposals provide more than 2,500 square metres of workspace, which will “help to provide space for a vibrant mix of local businesses, freelancers and entrepreneurs” in the local community
- “It will incorporate mews space to bring together residents, workspace users and the existing local community”.
9) Arnos Grove, Enfield
- TfL has submitted a planning application for a new development next to Arnos Grove station
- This heritage-led scheme has been “sensitively designed” to “respond to and enhance the setting of the important Grade-II* listed station building”.
- Proposals to deliver 160 new homes for rent to the area, including 40 per cent “affordable housing”.
- The site encompasses the current car park
10) Cockfosters, Enfield
- The site has the potential to provide around 350 new homes
- Homes will be a range of one, two and three bed properties and will be delivered across four buildings
- “New public spaces around the station will be provided, offering local residents and station users a place “to stop, rest and meet”.
- Proposals will also “enhance pedestrian access to, as well as improving the setting of, the Grade II-listed station building”.
- Designs will also “greatly improve pedestrian access to Trent Park”.
- The site encompasses two car parks on either side of the station
Other Housing sites:
11) Earl’s Court
- One of London’s most important development opportunities
- TfL welcomed the announcement in November 2019 that an entity established by Delancey, on behalf of its client fund and APG, acquired the controlling interest in Earls Court Properties Limited – which was responsible for developing the 26-acre site in west London
- Delancey’s first step was to return the two adjoining estates to Hammersmith and Fulham Council
- It also confirmed that it wants to create a new London Plan compliant masterplan for the site, with much higher levels of “affordable” housing
- Just before the lockdown measures were introduced, the first community open day was held to help build understanding of local residents thoughts and aspirations for the area
- Further details about the plans will be published later this year
12) Bollo Lane, Ealing
- The site has the potential to deliver 875 homes at Bollo Lane, next to Acton Town station
- 50 per cent “affordable” housing
- The planning application has just been submitted
- Proposals will also provide a “new green corridor creating a continuous and safe pedestrian walkway between Acton Town and Chiswick Park”.
Read the full spooky story on how TfL is helping preserve Cross Bones graveyard right here
13) Landmark Court, Southwark
- Working with U+I, TfL has been given the go-ahead by the London Borough of Southwark to deliver a new mixed-use development that will provide new “homes, shops, retail and workspace on the former worksite on Southwark Street”
- The site is located near London Bridge station and Borough Market
- The decision also “secures the future of the historic Cross Bones Graveyard and Memorial Garden, one of London’s most unique and extraordinary historic burial grounds”.
- 36 new homes will also be provided within the development, with 50 per cent affordable, including 12 new homes available at social rent
- The site will also create a “new commercial centre for Southwark, providing more than 200,000 square feet of commercial space for restaurants, cafés, retail opportunities and flexible small business workspace”.
- “Public realm improvements include new pedestrian routes, a new community garden and play space for members of the public to socialise as well as more new cycle spaces”.
14) Woodside Park, Barnet
- TfL’s development partner, Pocket Living, received a resolution to grant planning permission in principle at Woodside Park from the London Borough of Barnet in January 2020
- This site will deliver 86 affordable homes, specifically aimed at local first-time buyers
- TfL has started to clear the site ahead of construction
15) South Kensington
- Working with Native Land, earlier this year, TfL shared the latest proposals to “enhance South Kensington station with the local community”.
- Proposals would incorporate 50 homes around the station, including 35 per cent on-site affordable, in “high-quality buildings that have been designed to sensitively respond to their context”.
- They would also “sensitively repair and enhance” the Grade-II listed South Kensington station, “restoring the historic arcade to its former glory and providing new retail opportunities”.
- A “finely crafted building would be developed at the front of the station that would provide retail opportunities, while upper levels of the four storey building will offer office workspace”.
- In addition, the scheme would provide a new station entrance on Thurloe Street and look to provide step free access to the ticket hall and the Circle and District line platforms as well as providing “better accessibility into the subway from the station”.
- It’s hoped this will “improve access for wheelchair users, parents with buggies and other passengers with mobility issues”.
- These plans would “complement” TfL’s separate station enhancement plans that received listed building consent from the Royal Borough of Kensington and Chelsea in 2018
- For more information visit https://www.southkensingtonstation.co.uk/
16) Wembley Park, Brent
- Alongside TfL’s partner, Barratt London, it submitted a planning application in March 2020 to develop the Wembley Park station car park site
- Proposals comprise of 456 homes, with 50 per cent “affordable” housing next to Wembley Park station
- The site also provides replacement office space for more than 200 TfL train crew, which will be relocated and integrated into one of the new buildings, thereby creating modern, sustainable office space
- TfL says it has engaged with the borough and local community throughout the process and is expecting it to be discussed at planning committee later this summer
17) Finchley Central
- TfL is working with Taylor Wimpey to deliver a new scheme at Finchley Central
- Potential to provide around 550 new homes, with 40 per cent “affordable” housing
- Homes will be a mixture of one, two, three and four bedroom properties
- Affordable homes will be a mixture of tenure, including shared ownership and affordable rent
- Development would also offer “new and reinvigorated commercial and retail opportunities” and create a “new station square accessed from Regent’s Park Road”.
- Part of the existing car park will remain in place to provide more than 100 publicly-accessible car parking spaces, while the proposals move the publicly-accessible Blue Badge parking bays closer to the station entrance
- The proposals also provide “better facilities for pedestrians and cyclists, such as new pathways and cycle parking, to encourage a shift to sustainable modes of transport”.
18) High Barnet
- Working with Taylor Wimpey on a proposal to provide up to 300 new homes at High Barnet, of which 40 per cent are “affordable” housing
- Proposals also provide a “new station square, a community hub with a café and space for hire and new extensive additional greenery around the site”.
- Scheme will “protect existing woodland and wildlife” while also introducing new green spaces – 200 trees will be retained and 100 new trees will be planted”.
- Proposals include more than 1,000 msq of “new playspace for children and families
- TfL is also reviewing the position of the bus stop, and pedestrian crossing on Barnet Hill”.
- The new development will allow it to provide an “improved footpath up to the High Street with resting stops and to the south of the site”.
- TfL intends to submit a planning application later this year
- The site encompasses a car park
100 per cent ‘affordable’ sites:
19) Canons Park, Harrow
- TfL is working in partnership with Catalyst Housing at Canons Park
- It has submitted a planning application for the scheme
- Proposals would deliver 118 homes, all of which will be “affordable”
- Proposals also retain 60 commuter car parking spaces, the “maximum appropriate given policy and car park user surveys”
- Scheme provides a new “secure commuter Cycle Hub” with 71 spaces
20) Stanmore, Harrow
- Working with Catalyst, TfL has submitted a planning application at Stanmore station car park
- It plans to “redevelop the current car park, retaining 300 commuter car park spaces, while building 277 new affordable homes”.
- Development will include “new pocket parks and improved public realm around the station”.
- Scheme incorporates a new TfL step-free lift between the road, the car park and platform level
- It will also include two new commercial units, a “secure” commuter Cycle Hub as well as secure residential cycling parking for new residents
21) Rayners Lane, Harrow
- Working with Catalyst, TfL has submitted a planning application for 128 “affordable” new homes at its car park in Rayners Lane, Harrow
- Scheme includes “improved access and public realm to the car park from High Worple, new landscaping and a new secure commuter Cycle Hub with 82 spaces plus secure residential cycling spaces for new residents”.
22) Hounslow West, Hounslow
- Working with A2 Dominion
- Plans to deliver around 400 new “affordable” homes in Hounslow
- Proposals cover a 1.48 hectare site, encompassing a car park
- Scheme would deliver around 400 new “affordable” homes across four buildings
- Homes will consist of one, two, three and four bedroom properties and be a mixture of both shared ownership, which offers an “affordable route into home ownership, and London Affordable Rent, which provides low-cost rented homes to support low-income households”.
- Site will also provide a range of “benefits for the local community, including new retail opportunities, improved pedestrian and cycling facilities, such as cycle parking and a new public square and gardens for the local community”.
- Designs will ensure that Hounslow West station’s Grade II-listed ticket hall is “preserved and kept at the centre of the proposals”.
- The new station concourse, which will be built as part of the development, will also allow for “improved step-free access via lifts to be provided in the future”.
If you’d like to comment on any of these developments to MyLondon.news, please email email@example.com
What TfL has to say on the plans
Graeme Craig, Director of Commercial Development at Transport, said: “We have an ambitious housing programme, which will provide more than 10,000 homes across the capital, with a clear commitment to deliver an average of 50 per cent affordable housing across all sites brought to the market since May 2016.
“The programme has been building momentum, with work started on almost 1,400 homes, and planning permission already granted for more than 3,000 homes. In addition, we have submitted planning applications for 4,500 homes, with applications for a further 4,500 homes due to be submitted in the coming months.
“As well as delivering the homes the capital desperately needs and generating vital revenue to reinvest into the transport network, we believe that is incredibly important to engage with the local community for each of our schemes.
“This is to ensure that our proposals respond to each site’s specific context, rather than a one-size-fits-all approach. Taking this approach benefits those who already live and work around our development sites, whether that’s through encouraging more sustainable transport, improving public spaces or creating new retail and commercial opportunities.”