The Site & Context

Location Plan and Acess

The site is positioned at the junction of Leyton Road and Penny Brookes Street. The property is located in Stratford which lies within the London Borough of Newham. The site is currently occupied, situated in an area that is primarily characterised by residential within the immediate context and commercial uses to the south with the dominant feature of the Westfield Shopping Centre.

Site Area

The application site area is approximately 2297 msq (0.23ha).

Topography

The site is irregular in shape, and addresses Penny Brookes Street to the south and Leyton Road to the east.

The topography of the site is generally flat.

Existing Photos

  • Street scene with cars in traffic, modern buildings, a construction crane, leafless trees, and overcast sky.
  • Urban street scene with parked cars, a building with a dark brick facade, utility poles, trees, and a construction crane in the background under a cloudy sky.
  • Urban street scene with parked cars, multi-story buildings, and a large tree during overcast weather.
  • Modern multi-story apartment building with balconies, surrounded by a parking lot, traffic lights, and a cloudy sky.
  • A street scene with parked cars, leafless trees, and a small commercial building in the background under a cloudy sky.
  • A street scene with parked cars, leafless trees, street lamps, and a cloudy sky.

Use Analysis

The site is situated at the junction of Leyton Road and

Penny Brookes Street. Historically, the surrounding context has been characterised as industrial to the north, and residential to the west and east in the area immediately surrounding the site.

Recent and ongoing redevelopment in the wider area has intensified land use, with a transition towards higher-density, employment-generating and residential development, reinforcing Stratford’s function as a key growth hub within East London.

The site benefits from excellent public transport accessibility, with nearby rail, Underground, and bus connections supporting high levels of pedestrian and vehicular movement.

Access and Transport

The site is situated south of the Junction of Leyton Road and Penny Brookes Street within the borough of Newham.

Bus

The site is served by public transport with a stop located on Leyton Road, just south of Penny Brookes Street. The stop is 100m south of the site. Bus stops are also located to the north of Leyton Road.

Rail

Stratford International Station is located approximately 550 m to the south of the site. Maryland Station, on the Elizabeth line, is located approximately 600 m to the east, while Stratford Station is located approximately 600 m to the south of the site.

Road

The site sits at the junction of Leyton Road (running North - South) and Penny Brookes Street, which runs East - West.

Walking and Cycling

Footpath are provided along the perimeter of the east and south boundaries of the site. Roads are suitable for a bike although no on-street designated cycle lanes are provided.

Opportunities & Constraints

Opportunities

The redevelopment of the site presents an opportunity to maximise its potential, replacing a collection of eclectic, low-rise and tired buildings with a more efficient and purposeful use. The proposals will deliver direct employment, providing approximately 3–4 full-time roles alongside 15 managed workshop units for start-up businesses, while the increased density of development will also support growth in indirect employment.

The intensification of the site will strengthen the provision of storage facilities for small and medium-sized enterprises in the local area, further contributing to economic activity. In addition, the introduction of the fablabs will create an active and engaging frontage along both Penny Brookes Street and Leyton Road, enhancing the character and vitality of the surrounding streetscape.

Constraints

The height of the emerging surrounding context establishes a clear datum that has informed the consideration of the building’s massing. The proposals respond to existing boundary requirements, alongside the careful assessment and negotiation of potential boundary adjustments. Given the site’s prominent position on a busy junction, particular attention has been paid to ensuring that visibility at the junction is not compromised.

The design seeks to establish a cohesive and consistent architectural language that engages in dialogue with the evolving context and aligns with the previously approved Leyton Design Principles from 2015. In addition, the proposals take full cognisance of the Local Authority’s aspirations for new cycle routes and the potential implications these may have on site boundaries.

Learn more - The Proposals