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Barkingside Up! More than 90 affordable homes in the pipeline

Transport for London (TfL) is putting its heads together with regeneration specialist, Vistry Partnership, and housing association, Peabody, on proposals that could deliver over 90 new affordable homes in Barkingside, Redbridge.

These homes, urgently needed in the capital, are set to be a range of one, two and three-bed homes which will span across three buildings.

Ray Toft, managing director, of Vistry Partnerships London, said: “Barkingside Yard is a fantastic example of true partnership working, we are coming together with TfL and Peabody Housing Trust to create new homes in an all-affordable housing development, which can only be a good thing for the local people here in Redbridge. We are really excited to continue our work in the Borough and look forward to working with our partners now and in the future.”


The proposed residential development predominantly covers the area used as a builder’s yard located next to Barkingside tube station and will be car-free for residents, with the exception of blue badge parking spaces. The placement of this development site will come as a massive relief to those residents looking for easy access to the Central Line and numerous bus routes.

A brief history of Barkingside

Barkingside is an interwar suburb situated at the southwestern corner of Fairlop Plain. First recorded in 1538, Barkingside’s name derives from its location on the Barking side of Hainault Forest, at the boundary of the old parish.

Two non-league football clubs, Redbridge FC and Newbury Forest F.C, play at the Oakside Stadium, adjacent to Barkingside tube station, while the recreational ground in Mossford Green is one of the area's most popular open spaces.

A small, turfed space at the high street end of Virginia Gardens, known as the pocket park, is a well-known local landscape, which consists of trees, mixed shrubs and a Christmas tree. This was a project completed back in 2014, partly funded by the GLA Pocket Parks Programme. Ken Aston Square, located between the leisure centre and the distinctive circular Grade-II listed library, and pocket park have both been outcomes of the Better Barkingside regeneration project.  

A better Barkingside

The new homes will be a mixture of both shared ownership, which offers an affordable route into homeownership, and London Affordable Rent, which provides low-cost rented accommodation to support low-income households by having the rent levels set by the Mayor of London. These rents are substantially below open market rents.

Carefully designed by Sheppard Robson architects, the wider proposals will also use a small amount of the park to enhance the public area surrounding Barkingside tube station. To accommodate this evolution, there will be provisions made for new pedestrian crossings along Station Approach, which will only be for residents or the public, and the proposals are also set to contribute towards future play space at the Fairlop Waters Country Park – a great benefit to the local community.

Jonathan Cornelius, head of property development at TfL, is pleased with the recent developments, commenting: “We’re excited to be working with Vistry Partnerships and Peabody as they share these new plans to deliver a new affordable housing scheme in Barkingside, which will help to urgently tackle the capital’s shortage of homes. We look forward to engaging with the local community and stakeholders about these proposals.”

Development plans for the future

Sustainability is embedded throughout the design, the developers insist, with the incorporation of air-source heat pumps, green roofs, new allotments, and communal gardens available for residents.

Peabody’s regional managing director, James McMylor, commented: “We are looking forward to working with the local residents to further develop our plans to create high-quality new homes. The scheme will include green spaces including communal gardens and allotments which will build on existing local biodiversity and improve the health and wellbeing of our residents.” 

“We hope our partnership with Vistry Partnerships and Transport for London will create a new sustainable neighbourhood with affordable homes which will benefit the residents in Redbridge.”

Together, this will aid in improving the local biodiversity alongside much of the existing flora being retained and enhanced.

A number of consultation events - both digital and in-person - took place throughout June to get feedback from the local public on the plans.

Vistry Partnerships and Peabody - one of the UK's oldest housing associations - were selected through the GLA’s London Development Panel 2, with this partnership forming part of TfL's wider commercial development programme. This is set to see thousands of 'high-quality new homes' built on its land across the capital, delivering 50% affordable housing on average across its entire portfolio.

TfL currently has more than 1,650 homes under construction with work forecast to start this financial year on 12 additional sites that will deliver a further 2,400 homes.

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    90 homes? 90 whole homes? Well that's the crisis sorted then.


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