waltham forest town centre strategy & delivery … … · waltham forest town centre strategy...

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WALTHAM FOREST

TOWN CENTRE STRATEGY & DELIVERY PLANS 2016-2020

DRAFT FOR CABINET REPORT – 6TH SEPTEMBER 2016

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1. FOREWORD from Cllr Coghill, Lead Member for Economic Growth and High Streets

To be included

2. PURPOSE OF THIS DOCUMENT

This document sets out the council’s vision for the borough’s town centres and describes the actions the council will take with its partners to support investment and growth in these locations. Our aim is to support and promote retail, business, cultural, leisure and residential investment in our town centres that recognises the unique identities of our town centres and invests in their futures.

This is intended to be a practical, delivery-focused document which will result in visible improvements to our eight town centres.

The measures of success we will use are:

1. reduction in retail vacancy rates2. business satisfaction surveys3. resident use of town centres and satisfaction surveys4. business survival rate5. average pay of jobs in Waltham Forest

The strategy cannot be delivered by the council alone and is dependent on close collaboration with key partners such as the Great London Authority (GLA) and Transport for London (TfL). It also requires local business, where appropriate to contribute to improvements in their premises, business practices and in the wider town centre environment.

The vision and overall town centre strategy is described, followed by individual standalone delivery plans, which address the specific opportunities and challenges in each town centre.

The strategy and delivery plans build on the Economic Growth Strategy 2016-2020 which was approved by Cabinet in June 2016 and is available here

http://democracy.walthamforest.gov.uk/documents/s52450/Economic%20Growth%20Strategy%20Cabinet%20Report%2022%20June%202016%20final%20v2.pdf

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3. ECONOMIC GROWTH STRATEGY – our vision for economic growth

The Economic Growth strategy outlines how the Council will use its powers and influence to guide economic growth and how the council will work together with partners to realise the economic opportunities for the borough to ensure prosperity and a good quality of life for residents and businesses.

The Economic Growth Strategy sets out the Council’s vision for economic growth:

“We will maximise the opportunity of Waltham Forest’s unique place in London to help our economy grow and thrive, enabling residents to enjoy sustainable prosperity and an improved quality of life”.

The Strategy sets out the council’s role in supporting growth under five key themes which are fundamental to delivering economic growth in the borough:

1. Business – we will keep, seed and grow businesses in the borough to ensure Waltham Forest’s economy thrives and overall productivity increases

2. Town Centres – we will support and promote retail, business, cultural, leisure and residential investment in our town centres that recognises their unique identities and invests in their future

3. Homes – we will aim to build 12,000 new homes by 2020, including 50% affordable, creating great places to live.

4. Employment and Skills - we will make sure local people have the skills and ability to access high-quality employment in the borough and across London

5. Infrastructure – we will ensure that growth supports the delivery of new facilities and infrastructure across the borough.

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4. SNAPSHOT – how are our town centres performing?

Recent business and retail studies (Waltham Forest Business Survey, 2015 and Retail Needs Study, 2016) have shown that none of the borough’s main town centres are particularly struggling, with all centres meeting day-to-day convenience and local shopping needs for their residents.

The studies identified that there is significant capacity for more convenience (day-to-day shopping) and comparison (more expensive, infrequent purchases), predominantly in the south of the borough.

Waltham Forest's town centres in total account for 22% of a borough wide employment and 18% of business. Town centres contain around 1,200 businesses and 13,700 jobs. The largest of these is Walthamstow with 380 businesses and around 3,070 jobs.

Waltham Forest’s town centres are growing employment hubs and residents will demand more of our town centres in terms of choice and quality of retail provision and a broader cultural and leisure offer.

Walthamstow is the major town centre in the borough in terms of economic performance, floorspace and number of retail units. The strategy and delivery plans focus on Walthamstow, alongside the borough’s seven District Centres: Leytonstone, Leyton, Chingford, South Chingford, Bakers Arms, Wood Street, and Highams Park.

There are several important smaller centres and neighbourhood shopping parades in the borough, including:

- South Leytonstone Road- Francis Road, Leyton- Old Church Road, South Chingford- Lea Bridge Road- Billet Road, Higham Hill

The council will assess where specific action and investment plans are required for the areas in greatest need, alongside the town centres covered in this strategy.

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5.RECENT INVESTMENT IN TOWN CENTRES

In the last few years, the Council and its partners have invested in several town centre programmes to create new housing, shopping and business areas, which include:

- Walthamstow award-winning Scene, Empire cinema development and high street improvements has transformed Walthamstow Central- Shop front improvement and street art programmes in Leyton, Leytonstone, Wood Street and Francis Road- A major restoration and high street improvement programme in St James Street with £2.4m Heritage Lottery Funding will complete in summer

2017

There are now exciting opportunities to continue to grow and diversify the borough’s residential, shopping, leisure, arts and cultural offers to make Waltham Forest’s town centres great places to live, work, do business and access leisure and culture.

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6. OBJECTIVES: what do we want to achieve?

This section sets out the framework for achieving our vision for our town centres from 2016 to 2020, through a clear set of actions which address the specific needs of each of our eight town centres.

a. Meet the demand for new high street businessesThe borough’s town centres represent major opportunities for continued growth, investment, employment, economic diversification and development of local supply chains. There is demand and capacity in town centres for large chains, independent retail space, pop-up shops and creative workspace. The largest proposal is Capital & Regional’s plan to redevelop The Mall in Walthamstow, which will create an additional 8,000m2 of space for shops, cafes, restaurants and bars. Recent retail studies also suggest that many of our town centres could benefit from an increase in their café, restaurant and evening offer.

b. Strengthen our street marketsWaltham Forest’s town centres are an established location for street markets, most famously in Walthamstow. As the borough’s economy diversifies and new residents move in, there is growing interest in establishing new markets, providing food and drink and high quality arts and crafts. Markets are also a realistic entry point for small new businesses to support entrepreneurialism.

c. Growth in the creative and cultural sectors

The borough has established itself as a location for creative and cultural activity and is experiencing growth in employment and demand for creative and cultural industry workspace. These sectors have a vital role in supporting the borough’s town centres, bringing innovation and interest to our high streets and strengthening the evening economy.

There is relatively little in terms of a high-end cultural offer in the borough (theatres, galleries, venues etc.), but there are opportunities to refurbish existing buildings or create new spaces, including the proposed 1,000 seat auditorium at the former EMD Granada Cinema in Walthamstow, the re-opening of the Regal Cinema in Highams Park and a replacement music venue at The Standard in Blackhorse Lane.

d. Stimulating the leisure and evening economies

Waltham Forest’s town centres currently have a limited evening economy offer. However, clusters of activity are developing in Walthamstow, Leyton and Leytonstone, with food, drink, culture and entertainment. The borough’s leisure offer could be expanded, including developing existing facilities in Lea Bridge. Gaps in the offer remain, with local demand for additional facilities such as a bowling alley. The introduction of the night tube from August 2016 will strengthen the offer in Walthamstow, Leyton and Leytonstone town centres, as well as at Blackhorse Lane, as all will be served by regular underground services throughout the night.

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e. Promoting town centres and creating a destination

The council will play its part in promoting and marketing town centres raising their profile as destinations for visitors, shoppers and investors. Part of this programme will be creating welcoming gateways into town centres, through clear way finding and attractive routes from arrival points to key shopping areas and visitor attractions. This will involve close working with partners such as Transport for London and with existing businesses.

f. Increased town centre housing

The council has a target of 12,000 new homes to be built or under construction in the borough by 2020. This includes including in designated Housing Zones at Blackhorse, Lea Bridge and Leyton where 5,000 new homes are planned, as well as major growth in Walthamstow town centre which has potential for over 2,000 new homes. The council will also provide a mix of new housing on its own sites, such as Central Parade and Juniper House in Walthamstow town centre and the SCORE Centre in Leyton. The council wants to ensure that town centres are great places to live. A mix of new housing, shopping and leisure uses brings opportunities for existing and new residents to benefit from new facilities and employment. It also present challenges, for example in balancing residents’ needs with an expansion in the evening economy.

g. Increasing local employment

One of the key reasons the council is supporting growth in its town centres is that it will generate employment and training opportunities. The council will particularly welcome growth in key sectors such as creative, cultural, digital, technical and urban services which can generate high quality jobs and will make sure local residents are able to access these opportunities, which will contribute to tackling poverty.

h. Creating new centres

The council is leading plans, working with the GLA, developers and stakeholders, to create two new centres at Blackhorse Lane and Lea Bridge. The area immediately around Blackhorse Road station is being transformed with a mix of housing, commercial and community space, with a strong focus on independent shops, cultural and creative industry space, supporting the wider Creative Enterprise Zone initiative. With the re-opening of Lea Bridge station in May 2016, the council is drawing up plans to create a new centre, introducing residential, community and leisure facilities – including on sites in its ownership - alongside the area’s established businesses. Separate delivery plans will be drawn up for these two new centres.

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7. INVOLVING LOCAL RESIDENTS, BUSINESSES AND OTHER STAKEHOLDERS

As the borough changes it is critical that local people are involved in the ambitious plans for growth. The council has started comprehensive engagement process, with borough-wide analysis, specific area-based engagement and consultation. This has shown that residents genuinely enjoy living in Waltham Forest and there is evidence of real loyalty to the borough. The borough’s high streets are well used and appreciated during the day time and residents enjoy a range of local leisure and entertainment activities for which there are good facilities. However, there is a growing need to develop the evening economy and expand the cultural offer, as well as ensure there is sufficient social infrastructure to cope with the increased demand generated by growth (Shaping Growth Research by Bright Blue, January 2016).

The council will also continue to work closely with key London-wide stakeholders such as the Greater London Authority (GLA) and Transport for London (TfL), local business partnerships, traders associations, development trusts, landowners, developers and investors to co-ordinate and focus growth and ensure that the local community benefits of growth are maximised. It is important that stakeholders – including businesses and property owners – also contribute to maintaining and improving the borough’s town centres. The council can facilitate this partnership, but cannot do this alone.

8. THE COUNCIL’S ROLE

The council has multiple roles to play and tools at its disposal in continuing to support and enhance the borough’s town centres:

a. Town centre management: the council undertakes a range of services across the borough’s town centres, coordinating with other public services, to ensure they remain safe, clean and inclusive places for residents, businesses and visitors. This strategy sets out how these services will be coordinated, including formal partnerships with businesses that could be introduced.

b. Planning authority: planning policy provides the council with a robust framework for determining planning applications in support of the growth of the borough’s town centres. It also allows the council to assess where a town centre’s offer could be diversified, such as introducing more food, drink, workspace, leisure or housing uses.

c. Enforcement: the council will focus enforcement action on businesses which are in breach of planning regulations, environmental health, licencing laws, which fail to meet trading standards or which are a persistent cause of nuisance or anti-social behaviour in town centres. It will consider implementing appropriate campaigns or programmes such as ‘Scores on the Doors’ to encourage the highest standards of business practice.

d. Infrastructure provider: the council works with partners such as Transport for London, the NHS and utility companies to provide services and facilities for residents. This strategy will allow investment to be coordinated, and Community Infrastructure Levy (CIL) and section 106 funding to be focused on new infrastructure, including council-led initiatives such as creating free-to-access WiFi networks.

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e. Business support: the council has developed business support projects such as shop front improvement schemes, pop up shop opportunities and business advice and training. The Economic Growth Strategy sets out a wider programme of investment and support the council will be providing to existing businesses as well as new businesses looking to locate in the borough.

f. Landowner and developer: the council owns a range of property across the borough’s town centres. Plans are being developed for key sites, with opportunities under consideration, building on the award-winning Scene development in Walthamstow which has delivered a cinema, restaurants and new housing in a prominent town centre location.

g. Investor: the council has invested heavily in improvements to the borough’s town centres in the last five years and this will continue. Direct investment sits alongside the council’s role coordinating spend of section 106 funding, Community Infrastructure Levy and the potential for targeted use of business rates revenue. The council also has a strong track record of securing funding for investing in its town centres including from the GLA, TfL, Heritage Lottery.

h. Promoter: the council is well-placed to promote the offers and opportunities of the borough’s town centres. The council has launched the ‘Shaping Waltham Forest’ campaign and the ‘Invest Waltham Forest’ programme, both geared up to showcase the borough and its major centres.

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9. TOWN CENTRE DELIVERY PLANS

This section describes activity which is common to all eight town centres, followed by stand-alone customised delivery plans for each town centre.

Delivery Plan: All town centres

Activity Purpose Timings Resource Partners1 Town Centre Promotion:

launch Waltham Forest Business Offer and Top 20 Business Forum

To support growth and investment in our unique town centres and to work with larger businesses on their corporate social responsibility programmes.

2016-2020 Regeneration, Neighbourhood Management/Street Trading, Business Team

Local businesses

2 Offer business support in our key growth sectors

To support small businesses particularly in the creative and cultural industries, urban services, food & drink, independent retail and the evening economy, including maximising the impact of the night tube from August 2016.

2016 onwards

Business Team, Communications

Local businesses

3 Invest funding and resources where it is most needed and can have the greatest impact for residents and businesses

To secure community benefits and deliver improvement programmes in parts of the town centre that need investment, e.g. through business contributions, Section 106 (planning gain) funding, external funding applications, town centre grants or crowdfunding.

2016 onwards

Regeneration, Business Team, Highways

Local businesses, Community groups

4 Town Centre Management To establish a town centre management programme to co-ordinate developments and business support activity during the period of regeneration to ensure town centres are safe, clean and inclusive.

2016-2020 Regeneration, Neighbourhood Management/Street Trading, Business Team

Local businesses, community groups, property owners

5 Protecting and expanding employment uses in town centres

To ensure that commercial and workspaces are made available which are flexible enough to meet the future needs of business

2016 onwards

Planning Policy, Development Management and Regeneration through Town

Developers, businesses, utilities and

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Centre Programme Boards transport providers

6 Co-ordination of infrastructure delivery and increased capacity to support growth

To deliver public infrastructure, e.g. transport, utilities, open spaces, broadband, new leisure facilities and other improvements to town centres.

2016 onwards

Planning Policy, Development Management and Regeneration

Utilities and transport providers

7 Better utilisation of third party assets

To make better use of land and assets owned by third parties such as Network Rail, TfL – including vacant, underused land and railway arches – for commercial, community, town centre and residential development

2016 onwards

Regeneration, Property Landowners

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WALTHAMSTOW TOWN CENTRE

The opportunity

Strengthen Walthamstow’s position as the borough’s major town centre through significant growth and diversification of its retail, food and drink, leisure, culture, evening economy offer, alongside the development of new business space and homes, supported by improvements to public space and community infrastructure.

Walthamstow town centre is the borough’s major town centre and has been identified as one of the key growth areas in the borough.

Walthamstow has over 500 existing shops, including in The Mall shopping centre, along the High Street, Hoe Street and St James Street. The High Street is also home to one of the country’s longest street markets, with over 350 pitches, stretching from the Town Square to St James Street and serving the diverse community that lives in or visits Walthamstow.

Hoe Street is fast becoming a location for independent food, drink and creative businesses, as well as an evening offer stimulated by the opening of The Scene cinema and restaurants from 2014 and introduction of the Night Tube in August 2016, which serves Walthamstow Central. The proposals for the EMD Cinema – including a restored 1,000 seat auditorium - represent a major

opportunity to put Walthamstow on the map and provide a mix of town centre and evening economy activities for local residents.

Major development is proposed or approved for The Mall and at land at South Grove, as well as key sites around the station and along Hoe Street. These developments would deliver in the region of 2,000 new homes and a mix of town centre uses, including 8,000m2 of retail space at The Mall, alongside investment in Town Square and Gardens.

The council owns prominent buildings on Hoe Street and land at South Grove and is exploring a mix of development on these sites, including commercial, community facilities and new residential. This is alongside the refurbishment of Walthamstow Library and streetscape improvements around the station and St James Street to improve the public space, walking, cycling and access to the bus and underground stations.

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St James Street at the western end of the High Street has a distinct character and 50 Victorian buildings and the streets around St James Street are being restored, through the council-led Heritage Lottery Funded programme.

What local people have told us about WalthamstowIn March 2016, consultancy Soundings carried out consultation with Walthamstow residents on behalf of the council. The majority of those participating recognised that there is a need for new homes in Walthamstow, however they were keen to emphasise that new homes need to be affordable and also that it is essential that there is the social infrastructure (healthcare facilities, schools and public spaces) for existing and new residents. Residents specifically highlighted that improvements are needed to the St James Street Health Centre.

Most people recognised that there was an opportunity to improve the town centre particularly around the Town Square and Gardens and St James Street area. Better quality greener public space was suggested for the Town Square and Gardens and improving way-finding through improved signage, particularly around St James Street.

The majority of respondents said that Walthamstow Market is what makes the town centre unique and special, but there was also a recognition that improvements are needed. It was felt that there should be a true mix of shops which reflect the diverse population. There is an opportunity for shops outside The Mall to focus on local independent businesses, including supporting independent shops on the high street and creative businesses on Hoe Street. 88% of residents reported that they were happy with the regeneration that has taken place to date (Shaping Growth research by Bright Blue, January 2016).

Walthamstow High Street Case Study

Four designers worked with 40 traders to identify changes to improve shopfronts. The result was new window design and furniture, painting and de-cluttering to ensure each shop had a better facade, awning and/or sign.The works included:• New shopfront facades to over 40 shops along Hoe Street• Six new shopfronts at key locations along Hoe Street• Art installation in the town square and gardens • Lighting to key buildings, for example feature lighting on pubs, along the road• Public realm improvements to Hoe Street

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Delivery Plan: Walthamstow Town Centre Activity Purpose Timings Resource PartnersShort term 2016-2018

1 Development of proposals and delivery plans for key council-owned sites:- Central Parade- Juniper House- Town Square (including its

relation to The Mall development)

- Walthamstow Library- Land at South Grove- Chestnuts House

To deliver a mix of high-quality town centre developments, incorporating retail and commercial space, new housing, community facilities and improved townscape and public realm

2016-20 Regeneration, business team, property, External funding

Developers, investors, businesses, infrastructure providers e.g. NHS funding e.g. Greater London Authority, Heritage Lottery Funding

Walthamstow facts and figures

572 retail units with 5.5% business vacancy rate (London average - 11%)• Great transport accessibility• Strong convenience food offer, centred on town centre supermarkets. • The street market is an asset, but needs investment to improve its appearance • The Scene provides restaurant and entertainment, but there remains a gap in family

entertainment, leisure and cultural offers (e.g. bowling alley, galleries and theatre)

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2 High Street Strategy & Delivery Plan Clear strategy and delivery plan for improvements to the whole High Street, including the market, retailers and public realm, as well as promotion of the whole town centre

2016-2019 phased implementation of improvements to market, shops and public realm

Regeneration, Business Support and Neighbourhood Management/Street Trading

Traders, retailers. Market and Business Support Specialists

3 Facilitate development of proposals and delivery plans for key third party owned sites, including:- The Mall- EMD Cinema- Station/Solum Phase 2- South Grove/Brunner Road- Central House (Strettons)

To deliver a mix of high-quality town centre developments, incorporating retail and commercial space, new housing, community facilities and improved townscape and public realm

2016-22 Regeneration, Planning Policy, HousingBusiness support

Developers, investors, businesses, landowners

Medium term 2017-20204 Pop-up shops including use of

council propertiesTo make premises available to support small local start-up businesses

2017-2020 Regeneration, Business Support

Business support organisations, local start-up businesses

5 Programme of activity and support to promote the town centre as a destination, its retail, cultural, evening and leisure economy

To improve the high street environment and support businesses that deliver workspace, good quality food & drink and leisure services

2017-2020 Regeneration, Planning Policy, Business Support

Existing and new businesses

Longer term 2018-20226 Infrastructure delivery to meet scale

of anticipated growth in the town centre

To deliver Walthamstow Gyratory and Broadband and a programme of utilities, public transport investment and health, community facilities, library

2017-2022 Planning Policy, Highways/Mini-Holland

Network Rail, TfL, GLAInfrastructure providers

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LEYTONSTONE TOWN CENTREThe opportunity

Grow and diversify Leytonstone’s independent retail, food and drink offer, supported by new housing and small-scale business space on key development sites, as well as improvements to the public realm, reducing the impact of traffic congestion and improving connections to the west and north.

Leytonstone is the borough’s second largest retail centre, set on the edge of significant green space at Epping Forest and Wanstead Flats with established local residents. Leytonstone is increasingly home to small independent retailers, food and drink businesses and supports a number of artisan and boutique markets, as well as a growing arts scene. However, the town centre’s retail offer is dominated by Tesco at the northern end which is a car-friendly, out-of-town facility, further reinforced by the proximity of the A12 via the Green Man roundabout. With direct access to the Central Line, Overground and the regional road network, it is open to competition from nearby Westfield and central London, but may benefit from the introduction of the night tube in 2016.

There have been recent town centre improvements in Leytonstone including renovation of the Old Red Lion pub and use of St John’s churchyard for markets and community events. The council has invested in buildings, including the library, and the streets, most notably around the entrance to the underground station. A place-shaping plan for the town centre was developed in 2016 to help guide investment and development across the town centre; this builds on the Local Plan which outlines the potential for 500 homes to be built in the town centre. The Fred Wigg and John Walsh Towers (Montague Road Estate) have been identified as priorities for investment and improvement.

To the south of the town centre and Overground Station, the new Crossrail stations at Maryland and Forest Gate in 2019 could be a catalyst for further growth and change. However, one of the challenges is that the High Road stretching south from the town centre to the borough boundary with Newham has a dispersed and underperforming shopping and business offer, with the area also experiencing higher levels of deprivation than most parts of the borough. Part of the wider Leytonstone delivery plan will include investment in shopfronts, business support and improvements to the appearance of the public realm around Cann Hall Road/Cathall Road and the entrance to Langthorne Park as a catalyst for further investment across the south of Leytonstone.

South Leytonstone Case Study:

South Leytonstone was improved, in the form of a tribute to film-maker Alfred Hitchcock, who was born in the area to encourage external investment. In homage to his 1963 film The Birds, bespoke paving slabs are now decorated with bird silhouettes, and the building next to his former home (now a petrol station) was transformed with a mural showing a scene from the film.

The attractive Victorian terrace at the corner of High Road Leytonstone and West Street was restored, while businesses, including the Noted Eel & Pie House were improved. The nearby Acacia Centre, which is home to a range of firms providing anything from curtains to flooring, was given a new look. Works included:

• 14 new shopfront facades plus a refurbished supermarket frontage along the high street• New high quality granite paving, raised junction tables and carriageway resurfacing• New footway parking, loading bay and cycle stands and improved signage and street furniture to create a more pleasant public space.

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What local people have told us about Leytonstone

82% of Leytonstone residents said that they were happy with the regeneration that has taken place to date (Shaping Growth research, January 2016). Respondents said that what they most like about Leytonstone is that it is diverse, with many different cultures and that Westfield shopping centre is in close proximity; however, clearly this has an impact on Leytonstone’s competitiveness. Residents also have concerns about pressure on existing services, in particular access to hospitals and GPs.

Delivery Plan: Leytonstone Town Centre (incorporating South Leytonstone)Activity Purpose Timings Resource PartnersShort term 2016-2018

1 New food, drink, arts and crafts markets

To provide exciting events and markets into the town centre, e.g. in St John’s Churchyard

2016-2017 Events team, Regeneration Local businesses, St John’s Church

2 £500k NHB improvements to shopfronts, community facilities and public realm

To improve the business offer and lift the environment of South Leytonstone

2016-2017 Regeneration, Parks, Business Support

Local businesses

Medium term 2017-20203 Improvements to streets and

shopfronts, including entrance to the underground

To improve the welcome to Leytonstone and encourage increased shoppers and visitors to support local businesses

2017-2019 Regeneration Transport for London, St John’s Church

4 Development on the Church Lane car park and improved connection to estate

To develop options for new housing, workspace, better shopping and leisure facilities and improve links to

2017-2020 Regeneration, HousingProperty, Highways, Parking

Landowners, developers

Leytonstone facts and figures

252 retail units, with opportunities for more national retailers and small independent businesses.

• Good public transport accessibility, but serious traffic congestion caused by one-way system and A12.

• Events and markets taking place at St John’s Churchyard

Place-shaping study carried out in 2015 to describe how improvements could be delivered

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regeneration and from the station

5 Utilising council assets specifically in south Leytonstone for new community/leisure facilities along Cathall Road

To create a mix of activity and facilities and support the growth along South Leytonstone High Road

2017-2020 Regeneration, Property/Asset Management

Developers, sports and leisure providers, community organisations

6 Proposals for Whipps Cross Hospital site and easier and safer connections between the hospital site and the town centre

To encourage better connections between the hospital and the town centre to increase use of the town centre by hospital employees

2017-2020 Highways, Regeneration, Planning Policy

NHS, Transport for London

Longer term 2018-20227 Examine options for strategic

transport interventions, such as improvements to one-way traffic system through the town centre and improve walking and cycling routes

To reduce congestion and pollution through the town centre and improve the overall walking, cycling experience, connections over the A12, to the station and Wanstead Flats

2017-2021 Highways, Regeneration, Planning Policy

Transport for London, Network Rail

8 Proposals and delivery plans for new housing, shopping and leisure uses on the Tesco, Matalan and Network Rail sites

To develop new housing and secure associated community benefits. To develop better integration between sites and the High Street, introducing a wider mix of uses

2018-2022 Regeneration, Housing Local businesses, Developers, Housing Associations

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LEYTON TOWN CENTREThe opportunity

Leyton is a major focus for growth and development in the borough, with a whole new community planned to the west and south of the established town centre. Development between the existing centre, Leyton Mills and the new residential development needs to be integrated to ensure the high street continues to thrive, offering a range of independent retail, food and drink for the area’s diverse communities.

Leyton is an important district centre, with a traditional high street and Leyton Mills, an out-of-town designed retail park directly opposite its underground station. Leyton sits on the edge of an area that has undergone considerable change, with the development of Westfield, Stratford International Station and the Olympic Park.

Leyton High Road and Francis Road have recently benefitted from a council-led programme of investment in the public realm and shop front improvements, alongside enhancements to Coronation Gardens, Leyton Jubilee Park and other public spaces close to the town centre. This has lifted the area’s appearance and improved its desirability as a place to live and establish a business.

The council is completing a masterplan for the west of Leyton and Lea Bridge, which plans for significant new housing within ten minutes’ walk of the town centre. 1,500 new homes are in the pipeline and the potential for this figure to increase to over 2,500 with redevelopment of the Leyton Mills retail park. This will change the town centre and needs to be carefully planned, to ensure the necessary improvements to transport and community infrastructure are delivered and Leyton town centre continues to thrive and support its diverse communities.

Development of the Score Centre, Ive Farm and other adjacent sites will deliver new over 2,000 new homes, new sports and leisure facilities and commercial space.

What local people have told us about Leyton

86% of Leyton residents said that they were happy with the regeneration that has taken place to date. However, 61% of Leyton residents consulted said that they were concerned about the affordability of housing, both to rent and to buy. This figure was significantly higher than in other areas in the borough. There were also concerns expressed about traffic congestion and parking spaces in Leyton. (Shaping Growth research, January 2016).

Leyton Case Study:

In 2013, Leyton won the Best Town Centre Project in the London Planning Awards for a programme of road surfacing, new pavements, better

lighting and more greenery in the run up to the Olympics. A shopfront scheme to give 43 businesses a new lease of life as funded through the

Working Neighbourhoods Fund. This provided new signage, new shopfront facades, new shutters, painting and specialist conservation work, the scheme revived Leyton high street.

Alongside this, residents were also able to access a home grant scheme that helped 157 residents improve the front of their homes.

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Delivery Plan: Leyton Town Centre

Activity Purpose Timings Resource PartnersShort term 2016-2018

1 Develop proposals and delivery plans for key sites, including :- Score Centre/Ive Farm- Bywaters- Leyton Mills Retail Park

To enable a coherent and comprehensive plan for short, medium and long-term housing, community infrastructure, leisure and sports developments to the west and south of the town centre

2017-2018 Regeneration, Housing Landowners and developers

2 Develop plans for linking the four different areas of Leyton (High Street, Leyton Mills, Coronation Square and the Pavilion) together more clearly

To ensure that Leyton as a whole retains a distinct identity as a town centre and the different areas are linked through clear and attractive connections and good quality wayfinding

2017-2018 Regeneration, Highways Landowners, developers, Transport for London

3 Further improvements to shop fronts and business support via town centre grants

To continue improvements to the high street and support existing businesses


Local businesses

4 Develop Leyton outdoor market

To support the continued success of the newly-established outdoor market


Leyton market operator and traders

Leyton facts and figures:

Leyton Mills dominates the town centre’s comparison goods spend, but the retail park could link much more clearly to the High Street, Coronation Gardens and the Pavilion than it does currently

Leyton faces competition from Westfield Stratford, which takes over 20% of local spend Leyton Underground station is due for improvement and expansion to meet increasing demand There is a low retail unit vacancy rate compared to the rest of the borough

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Medium term 2017-20205 Delivery plan and planning

policy for Leyton Mills To provide new town centre retail, food, drink, hospitality, residential and community facilities

2018-2020 Planning policy, Regeneration

Developers, retailers, leisure and community organisations

6 Improve links to the south and west (to Hackney Marshes, Eton Manor, QE Olympic Park and Stratford Olympicopolis development)

To make it easier and safer to access new facilities and maximise the benefits of local developments for local residents and businesses

2018-2022 Regeneration, Highways Transport for LondonKey landowners e.g. Leyton Mills, LVRPA

7 Deliver a long-term, sustainable use for Leyton Cricket Ground

To provide new facilities and a sustainable future for a local important asset

2017-2020 Culture, Regeneration, Business Support

Local sports and community groups, funding bodies

Longer term 2018-20228 Leyton underground station

redevelopment and decking over to create new public space

To improve access and capacity of the underground station and create better public space

2018-2021 Highways, Regeneration Transport for LondonLeyton Mills landowners

9 Facilitate improvements to Leyton Overground Station

To secure improvements to the station entrance/exit and access from the High Road

2018-2022 Highways, Regeneration Network Rail, Transport for London

CHINGFORD TOWN CENTREThe opportunity

Chingford is an attractive and thriving town centre with low level of vacancy and an upscale retail and food and drink offer. Its proximity to Epping Forest further adds to its character and quality. Further promotion and diversification of the town centre’s retail and food and drink offer will strengthen its position as a desirable place to live and visit.

Chingford is situated on the edge of Epping Forest with good access to the regional road network and railway line to Liverpool Street. It has a distinctly different character to the south of the borough and its other town centres, due to the upmarket range of its retail and food and drink offer and the relative affluence of the population living in the town centre and visiting it. The Council has an opportunity to expand the town centre’s leisure offer through

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development of proposals for the Assembly Halls and Library and better links between the train station, high road and with leisure activities at the nearby King George and William Girling reservoirs and Girwell Park, conference and wedding venue, camp sites and golf courses.

What local people have told us about Chingford

Chingford residents consulted had positive views of the quality and quantity of green space, the ‘village’ feel of Chingford and the quality of schools. (Shaping Growth research, January 2016). However, residents said that they were concerned about the affordability of housing, both to rent and to buy.

Delivery plan: ChingfordActivity Purpose Timings Resource Partners

1 Promote appropriate, high-quality evening economy food and drink outlets

To develop the quality of the evening economy and increase town centre activity beyond 5pm

2016-2017 Planning Policy, Regeneration, Business Support

Local businesses

2 Improve the layout, access and wayfinding around the train station

To work with Network Rail, Transport for London and adjacent landowners to bring about improvements to the station, forecourt and access/egress from the train station

2017-2020 Regeneration, Highways Local landowners, Transport for London, Network Rail

3 Explore opportunities to improve access and wayfinding between the town centre, local assets and green open space

To create a clear and welcoming arrival into the town centre and clearer links to local businesses and other assets e.g. Queen Elizabeth Hunting Lodge, Girwell Conference Centre and Epping Forest

2017-2020 Regeneration, Highways Transport for London, Corporation of London

4 Consider appropriate development of high-quality business space in the town centre

To provide flexible new business spaces to accommodate business growth and attract new employment uses in the town centre


Transport for London

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SOUTH CHINGFORD TOWN CENTREThe opportunity

South Chingford is an important district centre in the north of the borough. The town centre is performing adequately overall and with targeted support and development could become a well-functioning centre, serving an increasingly diverse and active local community which is keen to see the centre thrive.

South Chingford is a relatively large district centre, which offers a range of day-to-day convenience services for local residents. The centre struggles to compete with the upmarket, boutique offer of Chingford or with major out-of-town comparison and convenience goods offers to the west and south. This is reflected in trading levels and vacancy rates, particularly in the north of the centre, as well as in local perceptions. Local groups have established ‘Love South Chingford’, a promotional campaign, building on the area’s increasing food and drink offer and developing a plan of action to improve the town centre.

The town centre has benefited from recent Council investment at Albert Crescent, but is fairly functional in appearance and could benefit from further investment in prominent sites and buildings as well as the streetscape. Small-scale, but prominent development opportunities could provide a significant improvement to the appeal of the town centre’s shopping offer.

Traffic congestion is an issue for the centre, which only has buses as a public transport option.

What local people have told us about South Chingford

Residents in South Chingford are less likely than residents in other town centres to shop in their local high street (Shaping Growth research, January 2016). South Chingford has the highest shop vacancy rate of all the borough’s eight town centres at 11%. There is an active ‘Love South Chingford’ group which is advocating increased investment in South Chingford’s businesses and high street.

South Chingford Case Study

The South Chingford high street scheme focused on Albert Crescent, which runs from Chingford’s Hall Lane to Old Church Road.Home to a large traffic island with as a well-used bus stop, Albert Crescent has a memorial column at its centre which wasretained. The works included:

• The creation of a new public space• Five shopfront facades (three of which were double fronted units) including new signage and lighting• The restoration of art deco stonework above the shops• Work to public areas including new granite paving, wider pavements, new seating and more trees• Improved road safety measures with new feature lighting.

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South Chingford: Delivery Plan

Activity Purpose Timings Resource Partners1 Produce development briefs

and delivery plans for key town centre sites

To provide improved new shopping units, town centre facilities, community facilities and housing

2016-2020 Business Team, RegenerationProperty

Sainsbury’s Developers, local businesses, Love South Chingford

2 Invest in the High Street and businesses around Old Church Road through the town centre grants programme

To make the High Street a more attractive and successful business environment

2016-2018 Business Team, Regeneration

Developers, local businesses, Love South Chingford

3 Support small food and drink businesses to become established and grow

To help develop a wider mix of business in the town centre to increase footfall and business growth

2017-2019 Business Team, RegenerationPlanning policy

Local businesses

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BAKERS ARMS TOWN CENTREThe opportunity

Bakers Arms is a small district centre, just south of Walthamstow and north of Leyton and Leytonstone. It is always going to play a secondary role to these larger centres, but continues to carve its own distinct identity based around a mix of national retailers, small, cheaper independent retailers and ethnic-led food and drink offer. The town centre has benefited from recent council-led investment and has a number of development sites which could help define it as a more established small town centre in its own right.

Bakers Arms is generally performing well despite being so closer to the much larger Walthamstow town centre. It has a retail vacancy of 7.1%, which is below the London average. Tesco is the dominant anchor store, but the town centre has a good range of independent retailers, generally at the cheaper end of the spectrum, which attract a high footfall.

Delivery Plan: Bakers ArmsActivity Purpose Timings Resource PartnersShort term 2016-2018

1 Identify and produce development briefs or action plans for key sites (e.g. vacant shops, car parks and the bus garage)

To bring back into active use sites which are vacant or do not add to the vibrancy of the town centre, introducing a mix of town centre uses, community facilities and housing

2016 onwards

Regeneration, Planning Policy, Business SupportProperty

Local businesses, investors, developers and Transport for London

2 An audit of business needs and a support and town centre grant programme

To support smaller businesses to enable them to grow, thrive and provide more local employment

2016 onwards

Business Support and Regeneration

Local businesses

3 Expand food, drink (focusing on existing cluster of specialist/ethnic food and drink) and the evening economy

To support the existing businesses and attract new food and drink businesses

2016 onwards

Regeneration and Business Support

Local businesses

4 Improvements to Tesco store and entrance

To improve the appearance and functionality of an important store in the heart of the town centre

2017-2018

Regeneration Tesco

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WOOD STREET TOWN CENTREThe opportunity

Wood Street is home to a range of independent and niche retailers, food and drink businesses and a growing arts and crafts scene. It is close to Walthamstow but is clearly a distinct centre with its own unique character. The Marlowe Road estate regeneration will provide a mix of housing in the town centre and could facilitate wider investment, building on the introduction of the Overground service and recent Outer London Fund initiatives. The key to the development of future plans is retaining Wood Street’s character and increasing its desirability as a place to live and work.

Wood Street is a unique small town centre which has become a location for small independent businesses, particularly more niche and boutique retailers and places to eat and drink. It is home to a growing arts scene, typified by the work and plans of Wood Street Walls. It sits comfortably as a distinct and separate centre from Walthamstow and Leytonstone, but with clear connections to arts and creative activity that is seen in both of these places, as well as in Blackhorse Lane. The council developed an Area Action Plan for the town centre and this reached the preferred options stage, indicating local support for some regeneration and growth, most particularly at Marlowe Road and Fulbourne Road.

Since then, schemes have been delivered and the council’s partnership with Countryside Properties will deliver the estate regeneration programme at Marlowe Road. A programme of council-led investment in the high street, shopfronts and business support has also helped lift the town centre, contributing to it becoming an increasingly desirable place to live. There is now an opportunity for the council to develop a comprehensive masterplan that builds on this investment to ensure Wood Street retains the unique characteristics that have made it successful.

What local people have told us about Wood Street

Residents in Wood Street are the most positive about their town centre, but are slightly less satisfied than residents in other town centres about recent regeneration initiatives in their area. Shaping Growth research, January 2016).

Delivery Plan: Wood Street Activity Purpose Timings Resource PartnersShort term 2016-2018

1 Develop clear planning policy for the town centre

To establish what type of development will be permitted, building on a draft Area Action Plan developed in 2014

2016-2017 Planning Policy, Regeneration Local residents and businesses and developers

2 Develop an exciting creative and cultural programme

To build on existing successful creative and cultural offer, to support growth and employment opportunities

2016 onwards Culture, Regeneration Local cultural and creative organisations

3 Enable new spaces for pop-up To offer business support to 2017-2019 Business Support , Planning Local small, creative

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shops, in or around the indoor market

independent retail and artisan businesses and enable new workspace and artist studios

Policy, Regeneration businesses

Medium term 2017-20204 Explore options for the

development of key sites (e.g. adjacent to Overground Station, Cricket Ground, Forest Road, estate regeneration, Fulbourne Road and Ravenswood areas)

To maximise opportunities for appropriate growth through development of council-owned land and property

2017-2020 Planning Policy and Regeneration, Property,

Landowners, Developers, investors and local businesses and organisations

5 Coordinating provision of local health and community facilities (including at Thorpe Coombe Hospital)

To ensure that growth is accompanied by appropriate level of community facilities to meet local needs

2017-2020 Planning Policy, Regeneration, Education and Highways

NHS, Education, Wood Street First

Wood Street Case Study

Wood Street has received significant Council investment in recent years, along with funding from Transport for London and the Mayor’s Outer London Fund. This has helped transform the area’s road, pavements, lighting and plaza area, and an art installation inspired by local stories now adorns the side of Woodside Primary School. 60 local businesses were supported by the high street project through training, creation of a business forum website and the rejuvenation of the Wood Street Indoor Market. Local business grants and a programme of events were organised for the local business community. The works included:

• 44 shopfront improvements• Treatments to the two Woodside School fences• Ongoing business support in the form of training and marketing opportunities• Locally inspired artwork plus events to encourage residents to use and explore their local high street.

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HIGHAMS PARK TOWN CENTREThe opportunity

Highams Park is a small centre based around the railway and in close proximity to the green spaces of Epping Forest. The new Tesco development now dominates the centre, but it still manages to retain its character. The geography of the centre, with the railway line splitting it in half contributes to traffic congestion and affects how it works as a town centre. However, it has a strong sense of community, with new residents, a range of small retailers and a real asset in the form of the Regal Cinema which could develop into a small but important independent-led cultural centre.

Highams Park benefits from access to the London Overground and in recent years the development of a large Tesco store and car park in 2012, increases in housing developments and other town centre and community uses. Although this has contributed to its growth, there have been impacts on retailers elsewhere in the centre and some smaller units have remained vacant over several years.

Committed local groups are working on a Neighbourhood Forum Plan, which will help to shape the centre in the coming years, as well as proposals for the nearby park and wider engagement, particularly with young people in the area.

What local people have told us about Highams Park

Residents in Highams Park use their high street less frequently than residents in other town centres. The People Shaping Places research (May 2016) indicated that people would like to see a greater variety of shops in the high street.

Delivery Plan: Highams ParkActivity Purpose Timings Resource Partners

1 Improvement programme for town centre shopfronts using New Homes Bonus funding

To continue to improve shopfronts in the High Street

2016 onwards Regeneration Local businesses

2 Bringing vacant units in key sites back into use

Supporting the vitality of the town centre by bringing retail units into use that have been vacant for several years

2016-2017 Regeneration Local businesses

3 Coordination with Neighbourhood Forum and Neighbourhood Plan

To build on and support development of existing local plans and aspirations

2016 onwards Regeneration, Planning Policy

Neighbourhood Forum

4 Bringing the Regal Cinema back into use

To create a destination for an exciting cultural, creative and arts programme

2016-19 Regeneration, Planning Policy

Landowner, developer

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5 Facilitating a café or similar use in the railway signal box

To bring an interesting building in the heart of the town centre into active commercial use


Local business, Network Rail

6 Supporting the expansion of the food, drink and evening economy offer

To improve the mix of businesses in the town centre and increase footfall beyond 5pm


Local businesses

Highams Park facts and figures

Exciting opportunity to revive the Regal Cinema Some vacant units (8.4%) with opportunities for new retail and food and drink uses New Tesco’s development is central Good local involvement through Neighbourhood Planning Forum

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APPENDIX: Supporting evidence and data

This appendix provides a summary of recent data and survey information which has been used to develop the town centre strategy and delivery plans.

A: THE IMPORTANCE OF THE BOROUGH’S TOWN CENTRES

Our own centres are the main focal points for the borough in providing business growth and investment, expenditure and employment, creating a sense of identity and attractive destinations which contribute to a positive image of the borough.

Waltham Forest’s town centres are growing employment centres. Increasing populations will demand more of local town centres. New housing alone could support additional spending of over £140 million per year, equating to over 1,000 new retail and service jobs, whilst increasing visitor numbers will mean that local centres will become more diverse destinations.

Walthamstow, Leyton, Leytonstone and Chingford are Waltham Forest’s key town centres and much of the recent growth in the borough has taken place in these locations. They are the commercial and community hearts of the borough, home to 18% of businesses and accounting for 22% of the borough’s employment.

The borough’s town centres are adapting to new urban lifestyles and expectations to provide a range of activities including shopping, social spaces, business networking and cultural activities. The town centres are home to a wide range of businesses including local independent retailers, markets, cafes and restaurants. Each of the eight town centres has its own distinctive character and identity and together they define the borough.

B: HEADLINE TOWN CENTRE RETAIL SURVEY DATA

m2 total gross floorspace*

Number of retail units* Vacancy levels*

1.Walthamstow 130,000 676 5.5%2.Leytonstone 54,600 259 4.6%3. South Chingford 31,800 214 8.4%4. Leyton (including Leyton Mills retail park)

42,100 249 0.8%

5. Chingford 11,300 160 2.5%6.Bakers Arms 43,900 482 7.1%7.Wood Street 13,600 236 5.5%8. Highams Park 21,800 154 8.4%*New data from Retail Survey June 2016, subject to verification by end 2016.

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The borough’s town centres face significant challenges, particularly with competition from Westfield, Central London, out-of-town retail locations and the development of new capacity in places like Tottenham Hale:

Expenditure on comparison goods (more expensive, household items) is leaking out of the borough, with only 30% of spend in the north of the borough and 37% in the south of the borough remaining in the borough.

Westfield’s impact is most profound in the south and east of the borough where there is direct and easy accessibility. 60% of convenience spend (less expensive, everyday items) is retained in borough; this includes major supermarkets in town centres as well as at out-

of-town shopping in the north of borough and Leyton Mills.

New comparison goods floorspace New convenience goods floorspaceBy 2020 7,000 sq m 5,500 sq mBy 2025 16,900 sq m 7,600 sq mBy 2030 28,000 sq m 10,000 sq m

C: DEVELOPMENTS IN THE PIPELINE

WalthamstowLocation Key information Expected timescalesCouncil-owned sites

1 Central Parade Meanwhile Space for workspace, retail, café and events space

Mixed-use development with housing and town centre uses

2016-2018

2018-20212 Juniper House Housing development with ground floor community/nursery space. 2017-19

3 South Grove New housing developments and health centre as part of wider development with private sector schemes on South Grove car park and Brunner Road sites.

2016-2020

4 Chestnuts House Grade II listed building on Hoe Street (between Walthamstow and Bakers Arms), for which the council is seeking investment to deliver creative workspace.

2018-19

5 Walthamstow Library Refurbishment and extension of the library to deliver new library facilities, customer services and pavilion in Town Square

2017-

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Private sector developments6 The Mall & Town Square Redevelopment of The Mall, with extended retail area, new housing

and re-designed Town Square2017-2022

7 Solum phase 2 New housing, shopping and restaurant development. 2016-2018

8 EMD Cinema, Hoe Street Redevelopment of the Cinema to deliver an auditorium, jazz bar and creative workshops.

2017-2020

9 Strettons Redevelopment of the Strettons building on Hoe Street to deliver new housing and shops

2017-2018

D: TOWN CENTRE HEALTH CHECK DATA

1. Walthamstow town centre health-checkKey headlines:

• 5.5% business vacancy rate, below the London average of 11%• Great transport accessibility, but this also makes it easy for residents to spend time and money in other locations, such as central London and

Westfield.• Strong convenience food offer, centred on town centre supermarkets. • Significant scope for the town centre’s trading performance to be improved.• Opportunity to become the focus for residents’ comparison good spend (instead of out of borough locations) if larger shop units can be introduced

into the town centre catering to the requirements of national chain stores.• Walthamstow is the most popular location in the borough for daytime café visits, but further diversification of café/restaurant offer is desirable• The ethnic food offer is a key selling point and attractor which needs protection and promotion• The market contributes to the town centre’s vitality and vibrancy, but needs investment to improve the offer, appearance and address vacancy

particularly at the St James Street end• The Scene development provides restaurant and entertainment ‘anchors’ stimulating the evening economy offer around Hoe Street, but there

remains a gap in family entertainment, leisure and cultural offer e.g. bowling alley, galleries and theatre.

2. Leytonstone town centre health-checkKey headlines:

• Leytonstone town centre is the second largest in the borough and overall is performing well, securing £30m of comparison and £60m of convenience goods spend per year.

• Tesco dominates the town centre’s performance and there are opportunities for further diversification of the offer, both in terms of national retailers and small independent businesses.

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• Improvements to the public realm at the station has improved the gateway to the town centre, with further opportunity to enhance spaces and buildings and generate activity in this area.

• The town centre benefits from good public transport accessibility, but suffers from serious traffic congestion relating to the one-way system and proximity to the A12.

• New town centre and residential development could have a positive impact, increasing the number of people visiting and spending money in the town centre.

3. Leyton town centre health-checkKey headlines:

• Overall the town centre is performing well and this is improving• Leyton Mills dominates the town centre’s comparison goods spend, but the retail park is poorly integrated to the rest of the centre, resulting in a

lack of “linked trips”• Leyton has stiff competition from Westfield which takes over 20% of local spend• The High Road is linear and supports a good mix of multiple and independent retailers, including an emerging and diverse café and pub culture.

Both the High Road and Francis Road have benefited from shop front and public realm improvements which have contributed to the area’s uplift.• There is the opportunity for intensification of residential and commercial developments – as planned west of the town centre – and the

introduction of a further medium-sized food store.

4. Chingford town centre health-checkKey headlines:

• Chingford town centre is performing strongly in comparison and convenience goods trade. The convenience offer is predominantly made up of small retailers, potentially creating the opportunity for another food store.

• The town centre is characterised by small shop units with an upscale, independent boutique offer, including a diverse range of restaurants and pubs which contributes to the daytime and evening economies.

• The vacancy rate is 2.5%, which is well below the London average of 11%.• Proximity to Epping Forest contributes to the area’s environmental quality.

5. South Chingford town centre health-check Key headlines:

• South Chingford is a long, linear town centre which faces competition from the nearby Cork Tree retail park for comparison goods trade and despite having more floorspace than Chingford, performs slightly less well in terms of turnover.

• Sainsbury’s dominates the town centre’s convenience goods offer, impacting on the trading of other stores. Out-of-town food stores towards the North Circular also impact on the town centre’s performance.

• There is not a need for further food store provision in the town centre, but there is an opportunity to grow the ethnic food offer.• The average retail vacancy rate is 8.4% which is slightly lower than the national average, but higher than most of the other borough’s town centres

and so needs to be monitored.

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• Overall the quality of retail is assessed to be ‘average to poor’ with only adequate performance; the northern end of the town centre is underperforming.

• The council has invested in Albert Crescent shop fronts and public realm in recent years, but overall shop front quality is low, the environment is functional and would benefit from the introduction of greenery and further investment. The town centre also suffers from traffic congestion issues.

• Continued growth in South Chingford’s food and drink provision would enhance the town centre’s offer.

6. Bakers Arms town centre health-checkKey headlines:

• Bakers Arms is generally performing well despite its close proximity to Walthamstow town centre. • The centre has a retail vacancy of 7.1% which is below the London average• Tesco acts as a dominant anchor store; however, the town centre also has a good range of independent retailers, generally at the cheaper end of

the spectrum, but attracting high footfall.• Council investment in the public realm and shop fronts has lifted the centre, but further investment would be of benefit, as would representation of

larger national retailers.

7. Wood Street town centre health-checkKey headlines:

• Wood Street is performing well as a small, linear district centre with a good range of independent and niche retailers. • The centre performs a convenience role for its residents, with limited comparison goods activity.• It has a unique feel with attractive appearance boosted by recent council-led investment in shop fronts and the public realm, specialist retail and a

feel of being quieter and more relaxed, clearly differentiating it from other centres in the borough.• However, it does lack some basic services, such as a bank. • The Marlowe Road estate regeneration programme will have an impact on Wood Street and there is an opportunity to build on this to positively,

but sensitively, grow the town centre.

8. Highams Park town centre health-checkKey headlines:

• Highams Park is the borough’s smallest District Centre. The opening of the Tesco store in October 2012 elevated the centre from neighbourhood to district status, but the rest of the town centre has not benefited sufficiently from the presence of the store which dominates Highams Park’s convenience offer. The retail units which form part of the Tesco development on the high road have been vacant since Tesco opened.

• The railway line and level crossing dissects the town centre and traffic congestion impacts on its functionality• However, average vacancy rate (including Tesco) is at 8.4% which is lower than the London average • The Regal Cinema site offers an opportunity for a new cultural space to be created, providing a leisure destination and bolstering the centre’s

evening offer.

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