Below you can find the answers to frequently asked questions on the proposals for Lea Bridge Gasworks
If you have any further questions, please do not hesitate to get in contact with the team via the Contact page.
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We are pleased to confirm our proposals were approved at London Borough of Waltham Forest planning committee in March 2026.
The proposals place a strong emphasis on delivering new homes alongside meaningful community benefits, including continued provision for NHS space, investment in Jubilee Park and effective measures for flood risk management and site decontamination.
We want to reassure our neighbours that we are still open to dialogue about our plans, including setting out the process for land remediation and construction.
Berkeley’s vision is to transform a 6.2-acre redundant utility site into a thriving addition to the existing Lea Bridge community. Our updated proposals will deliver:
Berkeley Group are proud to have built 19,053 mixed tenure homes over the last five years. 92% of the homes we built are on regenerated brownfield land and we built 10% of all new private and affordable homes in London in the past year. We are committed to delivering this site.
The proposals will provide 770 homes with a mix of 1 beds (329 homes), 2 beds (375 homes) and 3 beds (66 homes).
The proposals will deliver approximately 770 new homes, 20% of which are affordable subject to receiving appropriate levels of grant funding.
The affordable housing is to be spread throughout the development and is proposed in blocks G and I.
In addition to delivering 770 much-needed new homes including 20% affordable (subject to grant funding approval), the updated proposals seek to provide a 50-space children’s nursery, create two new links through to Leyton Jubilee Park and over two of landscaped public realm and children’s play areas that will be accessible to all.
We are also cleaning up a former gasworks and opening it up for the first time for the community to enjoy.
There are nine new buildings ranging in height from four storeys adjacent to existing properties, and 23 and 26 storeys adjacent to Leyton Jubilee Park.
This massing responds to the existing local context of the Clementina Estate and the opportunity to deliver buildings with greater height adjacent to the park.
We have tested the new proposals in respect of overshadowing to surrounding gardens and this remains fully compliant which means there would be an imperceptible impact.
The placement of lower buildings adjacent to existing properties on Clementina Road and Perth Road has enabled us to ensure there will be no noticeable impact on daylight within existing homes.
A full daylight and sunlight impact assessment was carried out as part of the planning consent.
Yes, there will be a buffer of planting against the rear boundary of properties on Clementina Road set against the existing rear boundary walls.
A 2m high brick wall will be constructed around the PRS.
A management provider will carry out maintenance of the public spaces and this will form part of the service charge of the new homes.
No, the development will be open to all and provide a link through to Jubilee Park.
The play equipment has been chosen for each of the spaces proposed to create appropriately designed play spaces.
Surveys have found that the existing biodiversity and ecological value of the site is low given its previous use. The remediation process will require the removal of shrubs and trees that have grown since activity on the gasworks site stopped, including the former tennis court area. All of the existing trees on the boundary with Leyton Jubilee Park will be kept and protected where possible. We are also planting over 142 new trees and will ensure the completed development delivers a net biodiversity gain compared to the current condition.
A sustainable drainage strategy is contained within the consent to manage any surface water generated through the development and in addition the proposed buildings have been designed to prevent any additional risk of local flooding. Details of these strategies are included within the consent along with an Energy Strategy detailing our approach to achieving the level of Carbon Reduction required by Planning Policy.
More information can be found in Ecological Assessment, Energy Strategy, Tree Survey and Flood Risk Assessment for the previous planning consent.
More information can be found in Transport Assessment for the previous planning consent.
We will be installing a metre high railed fencing along the Southern border of the site that will feature freely opening gates to allow for open access whilst deterring this sort of activity.
Compared to some of the larger more complex sites, Lea Bridge Gasworks is relatively small, and the former infrastructure was predominantly related to gas storage only. Therefore, most of the contamination is generally restricted to a few specific shallow areas of the site. The site has previously been remediated by National Grid, removing a significant volume of contaminated material. This means it is practical for any remaining shallow soils that require remediation (i.e. not suitable for direct on-site re-use) to be removed from the site, and no active soil treatment needs to take place on the site. Berkeley and its specialist remediation contracting and environmental consultancy supply chain has extensive experience in the remediation and redevelopment of gasworks sites, helping inform our approach and consideration to our stakeholders and local residents.
Extensive soil testing (site investigation) has already taken place to delineate and define how contaminated the soil and groundwater is. We have carried out updated air testing (baseline monitoring) to ensure we are still meeting all requirements for air quality in line with the latest available data.
During the proposed land remediation and enabling works phase, weekly reports will detail results from air quality monitors on the site boundary.
When more sensitive work is taking place (e.g. excavating known soil ‘hotspots’) there will be additional testing to monitor changes in real time. If significant increases are detected, investigations will take place and work paused whilst suitable mitigation and control measures are implemented in accordance with the Air Quality (VOC) and Odour Management Plan.
The contaminants detected at the site are generally typical of most brownfield sites proposed for redevelopment, such as railway sidings, industrial sites and former gas works. The contamination comprises a mixture of organic (hydrocarbon based) and inorganic substances.
As with many brownfield sites and construction projects, there is a potential for odours to be generated during remediation and enabling works. Odour is defined as a construction nuisance, is highly subjective and not a risk to health. Berkeley understands that anxiety around this issue can be a cause for concern to local residents. Any odour generated from site activities will be closely monitored in conjunction with the approved Air Quality (VOC) and Odour Management Plan. If odours are deemed to be generating an off-site nuisance, these will be investigated promptly and any mitigation measures and controls reviewed to prevent further nuisance issues.
No. Odour nuisance is highly subjective and not considered a risk to human health, however there are chemicals that contribute to poor air quality that also have an odour that can sometimes represent a risk to human health. An odour does not necessarily mean that the concentrations of contaminants present represent a toxicological health risk and conversely, there can be health risks from certain contaminants without there being a distinctive odour, such as vehicle emissions.
Our investigations have indicated that the groundwater under the site is already contaminated by the site’s previous use as a gasworks and gas storage. Our remediation work will reduce the contamination in the soils and groundwater, and provide environmental improvement to the surrounding area long term. Groundwater beneath the site could form part of the base flow to the River Lea. The planned remediation of groundwater at the site has therefore been designed to be protective of the River Lea, and ultimately mitigate contaminant migration risk.
No, contaminated soil that does not meet the re-use criteria will be removed from the site via road haulage and treated at a specialist off-site facility (where possible) for beneficial re-use. This promotes best practice under the waste hierarchy and meets Berkeley’s sustainability targets to reduce our environmental impact.
A new access to the site has been constructed from Orient Way. All construction traffic will use this access so the Clementina Estate will not be exposed to this construction disruption. Only in special circumstances will access from the Clementina Estate be required, and this will be publicised in advance if required.
The baseline ‘sniff tests’ recorded odours including exhaust fumes and background urban pollution at low/ medium intensities and were assumed to relate to off-site sources. From our previous sniff tests and air quality monitoring we were able to conclude that odours and VOCs are present at low level background concentrations prior to any works starting on-site.
Monitoring equipment will be set up at locations around the boundary of the site, meaning that issues would be identified without needing to intrude into neighbours’ homes. VOCs and particulates can often be found inside people’s homes from common household objects and substances, therefore these could be picked by monitoring equipment in the home.
We expect to commence enabling works on site in late 2026.
Monitoring for VOCs and odour will be carried out during the remediation and earthworks only. Dust monitoring will take place throughout the entire construction period.
We will be testing for PM 2.5.
The following construction nuisances shall be tested for; Noise, Vibration, Odour / VOCs and Dust. We will be undertaking monitoring for PM10 dust and PM2.5, however the threshold is set by Local Planning Authorities at PM10 only.
The monitoring regime for Lea Bridge will include particulate monitoring for dust, and VOC monitoring based on two testing techniques. These are; live monitoring for Total VOCs, and passive monitoring via Tenax tubes to define multiple organic compounds at extremely low concentrations in the atmosphere.
Yes – The remediation strategy for Lea Bridge Gasworks will be delivered to a Residential end-use. This standard is more protective of the environment and human health than a commercial or industrial end-use.
Yes – a number of changes have been made since the Orient Way land, west of the Lea Bridge Site, was remediated in 2006. This includes the introduction of Land Contamination Risk Management (LC:RM), which is the updated (2020) Government Guidance for how a contaminated Site is assessed and any subsequent Remediation Strategy developed. The LCRM guidance also defines how the Site Remediation works are validated on completion by the Environment Agency, as the Statutory Consultee to the Local Planning Authority.
Yes – The Remediation works will be delivered by a specialist contractor, overseen by our Environmental Consultant team. The works are monitored throughout and the results are provided in a detailed Verification and Validation report under Land Contamination Risk Management Guidance. The report is subsequently submitted to the Council and Environment Agency (as the statutory consultee) for approval. The Validation report provides the required evidence that the works have met the agreed specification (Council- approved Remediation Strategy). No occupation of a building or phase is permitted until the associated Condition for contaminated land has ultimately been discharged through the planning regime. This verification report will be published on the planning portal for access by the public once it has been through the above process.
No, we have built an access entrance from Orient Way to create a route that’s completely separate to the Clementina Estate – only in special circumstances will access from the Clementina Estate be required, and this will be publicised in advance if required.
The drainage strategy is a self-sufficient strategy to deal with the application site. Berkeley will work closely with both the Council and the LBSS developer to ensure that any risks associated with the two developments progressing concurrently are carefully managed. Ongoing coordination and communication between all parties will help identify and address any potential issues as the projects move forward.
The approved Remediation Strategy takes into consideration the risk to groundwater contamination, and includes a form of groundwater treatment to facilitate environmental betterment of the current Site conditions. Our foundation works risk assessment outlines the chosen foundation solution based on the building typology and proposed heights. We do not anticipate any significant change from the previous assessment. However, if there is a change this will be incorporated into a new risk assessment. The piling methodology is based on the Environment Agency approved technique for working on brownfield contaminated Sites.
Yes, the team are aware of this. As part of the original consented scheme a full assessment of the drainage and flood risk was carried out. This has been reviewed to assess the impact of the increased proposals. The resolution to grant revised scheme improves the flood protection for the area.
The water table will not change based on the proposed development. The proposed Remediation Strategy (which includes a form of groundwater treatment) and Foundation Works Risk Assessment are regulatory approved documents to facilitate long term betterment of the current groundwater conditions.
We understand that there has been significant interest in remediation, and we would like to provide reassurance regarding the next steps. The site is subject to a Section 73 application due to be submitted to LBWF in Autumn.
Should planning permission be granted for our latest proposals, control measures are in place through the discharge of conditions. These will be overseen and approved by both the London Borough of Waltham Forest and the Environment Agency.
In addition, we are committed to continuing open dialogue with the community. To support this, we will be hosting future remediation workshops led by our team of experts. These sessions will provide a detailed overview of our remediation programme and give residents the opportunity to ask questions directly.
Yes, as part of the planning process we are required to assess the cumulative impact of approved planning permissions in the vicinity to assess the impacts on transport, health and a whole host of other considerations.
The Health & Safety Executive regulate development around utility assets through various regulations including COMAH and PADHI. A Pressure Reduction Station (PRS) is low risk, and can be built around safely with measures contained within the compound. Pressure Reduction Statements are a common feature on Berkeley sites given their historic use for gas infrastructure, and we have an established track record in delivering safe schemes that incorporate a PRS.
A nursery for 50 children, a new healthcare centre and a small private gym for residents.
Our child play strategy target groups are 0-5s and 5-11s, building on London Plan guidance set out in the Supplementary Planning Guidance on Play and Informal Recreation. We will be building on our previous assessments on local play provision and will responded to this analysis by providing a children’s play area right by the entrance on Clementina Road where it is closest to existing properties, and a mixture of doorstep playable space, play on the way and two play areas.
Both Transport for London and Waltham Forest encourage new developments to prioritise walking, cycling and public transport use, as part of a shift away from a reliance on cars. We have assessed the potential impact of the additional trips on local transport as part of our updates to our Transport Assessment. Given the number of bus services as well as the increased number of train services now provided from Lea Bridge Station, the additional trips are not anticipated to have a noticeable impact on the capacity of the local public transport network.
These issues are being addressed in the Council’s current consultation on the Lea Bridge Area Framework, which will plan to address the infrastructure and public services improvements needed to manage the planned growth in the area. The development will deliver significant payments of Community Infrastructure Levy and Section 106 to the Council that will be set out in the planning application and agreed during the determination. The Council will be able to direct these payments to address the infrastructure and public service needs of the Lea Bridge area.
We would like to thank the community for their feedback and are pleased to confirm the provision for a health facility will be provided within Block G.
Berkeley is committed to retaining the existing trees on the site boundaries with Leyton Jubilee Park, which are on council-owned land. We have been careful to ensure that their root areas are protected during the remediation, as well as taking care in the design and placement of the proposed buildings to avoid root protection areas.
Improving connectivity within Lea Bridge is at the heart of our proposals. Our understanding is that the footbridge is jointly controlled by Network Rail, Waltham Forest Council and the Secretary of State for Transport, spanning almost 100 metres across an operational railway sidings, the railway line itself and the Orient Way highway. Replacing or upgrading it would be a complex and significant project that Berkeley is not in a position to lead. Our proposals will contribute in excess of £5m in Community Infrastructure Levy contributions towards social infrastructure projects led by the Council and Greater London Authority.
The cumulative impact will be assessed, and is subject to the confirmed start on site of other projects.
We will liaise with other projects in the local vicinity to coordinate with them, subject to the stage they are at with construction.
Berkeley have completed comprehensive baseline monitoring prior to the commencement of our on-site construction activities. This initial monitoring will provide data on any other construction works that are on-going in the local area at that point in time.
Hoarding will be erected for the main building works as appropriate. Noisy plant or equipment will be situated as far as possible from noise sensitive buildings and orientated in such a way that noise is directed away from sensitive areas wherever possible.
If this becomes an issue we will look into possible controls being introduced to mitigate this.
An assessment of the existing utilities infrastructure will be carried out and works carried out if required.
The water supply was assessed as part of a previous consent and we carried out water capacity modelling with Thames Water for the increased number of homes.
As above.
All waste collection will take place from the designated service areas and all servicing will take place from Orient Way.
The development will deliver significant payments of Community Infrastructure Levy and Section 106 to the Council that will be set out in the planning application and agreed during the determination. The Council will be able to direct these payments to address the infrastructure and public service needs of the Lea Bridge area.
Both Transport for London and Waltham Forest Council encourage new developments to prioritise walking, cycling and public transport use, as part of a shift away from a reliance on cars. We have assessed the potential impact of the additional trips on local transport as part of our update to our Transport Assessment. Given the number of bus services as well as the increased number of train services now provided from Lea Bridge Station, the additional trips are not anticipated to have a noticeable impact on the capacity of the local public transport network.
Not on the site as the footfall would not sustain a mini supermarket.
Contributions to improve the transport network have been agreed as part of the S106 agreement improve cycle lanes and provide a new bus stop along Orient Way.
We are unable to accommodate older children play as part of the scheme. A package of improvements have been agreed as part of the S106 agreement for Jubilee Park.
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