30 - 01 - 2025
The first two sites (A & B) as part of BPTW’s transformative Masterplan for Bellway Homes at Billet Road in the LB of Redbridge were granted planning consent at committee in December. The consent amounts to 692 of the overall 1350 homes within the 20-hectare masterplan. The scheme features a range of 4 to 5-storey apartment buildings and individual family housing of various typologies creating an interesting interface between Greenbelt agricultural land and suburban London.
BPTW initially led the masterplan to bring together separate land parcels creating a design to guide future planning applications, on behalf of Bellway homes. The masterplan is embedded with a series of key spatial principles forming a network of avenues and boulevards, further emphasising three well-defined character areas.
Peter Sofoluke and Frances Abrahamsen subsequently led a team to develop the detailed architectural vernacular across the first two sites comprising the northern and central character areas, this addresses the transitioning from a rural context to an urban setting, whilst referencing the existing character of the area.
BPTW worked in collaboration with a wide design team. Most notably, we collaborated with LUC (landscape architects) from masterplan development through the subsequent applications to ensure continuity in developing a landscape-led scheme with a range of interesting, landscaped spaces that cater to a wide local social demographic culminating in the central park at the heart of the scheme. BPTW also worked with with RM_A Architects who designed 222 homes including a new community hub and commercial spaces. These collaborations enabled a dynamic and creative design process to ensure the sites adhered to the masterplan principles and further enriched variation in the architectural vernacular across the site. A comprehensive engagement process, involving the community, LB Redbridge, LB Barking & Dagenham and statutory consultees was a key part of the design process and led to securing stakeholder and Council endorsement.
The northern edge of the proposal is integral to the Green Edge Character Area, clearly interfacing with the adjacent green belt. This part of the site exhibits challenges with the level strategy due to the presence of historical unregistered landfill. BPTW’s proposal celebrates the rural surroundings of the site including Chadwell Heath’s milling history and local manor houses, all of which were a fundamental part of the design development.
The landscape led scheme and principle of creating a child friendly neighbourhood sits at the centre of the site development referenced through the approach to street hierarchies and movement strategies to facilitate safe play spaces and pedestrian friendly routes across neighbourhoods. An ecological corridor supports local wildlife and enhances biodiversity while incorporating several key sustainability features to ensure environmental responsibility.
The landscaping around The Billet Central Park Character Area was developed with rigour to include extensive planting, tree-lined streets and green open spaces. This is fronted by the proposed new local centre enabling the community and commercial spaces to spill out onto the multi-functional open space which incorporates an event lawn, play facilities, and sports area.
Sustainability was central to the development of the scheme. Active measures include sustainable drainage systems, using swales along the North to South Avenues and in Billet Central Park to effectively manage surface water runoff. The Energy efficiency strategy has been guided by best practices from the LETI Climate Emergency Design Guide, focusing on optimising form factor and window-to-wall ratios to minimise heat loss and increase energy efficiency. The strategy also aligns with Greater London Authority (GLA) and the London Borough of Redbridge policies, aiming to reduce site-wide regulated operational carbon emissions by 80% over a Part L 2021 baseline. This surpasses GLA aspirations and includes a 10% improvement at the Be Lean stage (of Be Lean, Be Clean, Be Green energy hierarchy). Additionally, each home will benefit from around 1.6 kilowatt peak (kWp) of renewable energy, further enhancing the project’s sustainability credentials.
We look forward to seeing Sites A & B progress further and the continued development of the Billet Road masterplan this year.