90 New Road is a new mixed tenure neighbourhood providing 667 apartments, 38 houses and 12 maisonettes arranged around extensive landscaped spaces and public realm, with over 1000m2 of commercial and retail spaces.

ClientClarion
Number of Homes 717
Tenure Mix 35% affordable, 65% private
Other Uses 1,000sqm commercial and retail, 300sqm social spaces
Site Size 3.53ha
Completion Date 2025 (expected)
Planning Approved 2020

90 New Road marks BPTW’s largest single-phase detailed planning scheme to date and sees the regeneration of a vacant industrial brownfield site. With the new ‘ Beam Park’ station bordering the site acting as a significant catalyst for development in the area, the scheme offers a contemporary take on the ‘metro-land’ concept, providing generous, modern homes that are integrated into green spaces, at a density that can sustain a vibrant community, and supported by the site’s improved transport links.

With a strong design driver seeking to maximise connections to all of its surrounding contexts, the scheme is shaped by a sequence of four distinct character areas – the Civic Centre, the Railway Edge, the Residential Core and the New Road frontage – enabling the scheme to bring together both the area’s existing residential urban grain and the new developments which will soon be bordering the site, while developing its own unique character. The result is a varied, yet organic journey through the scheme, where a shared material palette and key elements such as bronze metalwork detailing and portrait windows offer a sense of cohesion and organic dialogue between all of the character areas. Homes range from 2-3 story mews houses to 12 storey apartment blocks, all designed in response to their location within the scheme.

With a strong  emphasis on placemaking, BPTW’s design sees the creation of a new local centre, a central hub which forms a vital part of the area’s new identity. A generous public square is enclosed by the Civic Centre which provides ground floor commercial units, to animate the new public realm, drawing people up from the station and providing residents with valuable amenities within easy walking distance of their homes. With pedestrian movement and activity taking precedence throughout the site, the majority of parking is hidden within a semi basement toward the south of the site. This has supported the provision of extensive green spaces for residents to enjoy including a Garden Square at the heart of the scheme offering space to rest, play, and exercise, drawing visitors further into the development, and creating a welcoming environment that promotes health, happiness, and wellbeing.