Fusion Group’s proposals for a new mixed-use development at Unit 10-12 Forest Trading Estate, Priestley Way

A high-quality mixed-use development at Unit 10-12 Forest Trading Estate creating homes, student accommodation, workspace and welcoming new public spaces.

A new chapter for Unit 10-12 Forest Trading Estate

Fusion Group is bringing forward proposals to redevelop Unit 10–12 at the Forest Trading Estate, Priestley Way, into a high-quality mixed-use development. The vision is to transform an under-utilised industrial site into a lively, well-designed place that supports local jobs, delivers much-needed homes, and creates attractive new routes and public spaces for the community.

The proposals have been shaped to respond to the changing character of the area and to sit comfortably within the wider regeneration of Blackhorse Lane, connecting with existing development to the south and emerging neighbourhoods to the north.

The Blackhorse Lane Masterplan

The site sits within the Blackhorse Lane Strategic Industrial Location (SIL), in an area which has been re-designated as a Locally Significant Industrial Site, the vision for which is being progressed through a staged masterplanning process in partnership with the London Borough of Waltham Forest and the Greater London Authority.

Stage 2A establishes the overarching vision and development framework for the area. Part 1 and Part 2 set out the wider spatial strategy, including principles for land use, movement, public realm, height and massing, industrial strategies across the Blackhorse Lane industrial area. Part 3 then provides more detailed guidance at sub-area level for the Southern Sub Area, which includes our site and establishes the principles that guide emerging proposals.

A Stage 2B masterplan is now being progressed for the Southern Sub Area in collaboration with the London Borough of Waltham Forest and the GLA which will supplement the Stage 2A work.

THE SITE

The site comprises Unit 10–12 of the Forest Trading Estate on Priestley Way, approximately a five-minute walk from Blackhorse Road station.

The current site is of low-quality and sits within an area long defined by industrial uses, with large-format buildings, servicing yards and inward-looking plots shaping the streetscape.

As Blackhorse Lane has evolved, nearby sites have been redeveloped for new homes and mixed-use neighbourhoods, introducing streets, public spaces and residential communities. This site offers an opportunity to continue that transition through a landscape-led, mixed-use development aligned with the wider vision for Blackhorse Lane and the emerging Uplands area.

The site remains part of an active industrial area and is close to Dagenham Brook and neighbouring homes. These relationships are informing the emerging layout, scale and landscape strategy to ensure a sensitive response to its surroundings.

Unit 10–12 Forest Trading Estate | Blackhorse Lane Masterplan

Meet the project team

Fusion Group is a leading UK developer and operator of student accommodation, with a strong track record of delivering high-quality homes and vibrant student communities in cities across the country.

Founded in 2013, the company has completed 15 sites across the UK delivering over 7,000 homes, with other major schemes in London including Brent Cross Town, Wood Green and Canada Water.

Fusion is driven by a focus on high-quality design and long-term management, creating well-run places that support strong communities. For Blackhorse Lane, Fusion is working with an experienced team of architects, planners and technical consultants to bring forward a high-quality mixed-use development for Waltham Forest.

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Our Proposals

Delivery of new homes, including much needed affordable housing

Creating a vibrant mixed community of students, residents and makers

Re-providing light industrial and maker-space at street level

Providing high-quality student homes

Opening up the site with new routes and active ground floors

Creating new public realm and landscaped spaces for everyday use

Contributing to the vision of the Blackhorse Lane Stage 2A Masterplan

Designing a sustainable, high-quality development that responds to its setting, whilst also targeting BREEAM Outstanding

Homes for Living and Learning

The proposals will deliver affordable housing, helping to meet local housing needs in a highly accessible location. Alongside this, the scheme will provide purpose-built student accommodation with flexible light industrial and maker-space on the ground floor.

All homes and student rooms will be professionally managed 24/7, 365 days a year and well-designed internal and external spaces to support day-to-day living. Fusion place a large focus on student wellbeing and pastoral care. The aim is to create a balanced, well-managed, and long-term residential community that complements the wider regeneration of Blackhorse Lane

Employment Space and Active Ground Floors

Employment remains a key part of the site’s future. The proposals include approx. 2,000 sqm of flexible light industrial and maker-space, designed to support creative industries, small businesses and start-ups.

Located at ground level, these spaces will help animate the street, support local jobs and maintain an active working character, while contributing to the growing network of employment and creative space across the Blackhorse Lane area.

Public Realm, Routes and Landscaping

Approx. 1 acre of new public realm will be delivered, including new routes, a public square and landscaped areas that improve connections through the site and link with surrounding development.

Trees, planting and green spaces will be integrated throughout, creating attractive places to spend time and improving the local environment. The new public realm is designed to be welcoming, accessible and easy to use for residents, workers and visitors.

A Well-Designed and Sustainable Place

Sustainability is a key priority. The buildings will be designed using a fabric-first approach, incorporating passive environmental design principles alongside renewable technologies such as solar panels and heat pumps. Where possible, materials with low embodied carbon will be specified. BREEAM Outstanding will also be targeted. This strategy will ensure the development is energy efficient, helping to reduce environmental impact and secure the long-term future of the site.

Have your Say

You can learn more about the proposals by attending our public exhibition:

Members of the project team will be available throughout the event to explain the proposals and answer questions.

Survey

You can also share your views by completing our online consultation survey. Feedback received will help inform the proposals as they continue to evolve.

Have your Say

Exhibition boards

Historic images of 125-133 Old Brompton Road

1938 Aerial Photograph (Britain from Above / Historic England)

Photograph of south side of Old Brompton Road (including the Site at Glen House) 1951 Historic England Archives