Waltham Forest Council approves 272-home Standard scheme

Waltham Forest’s planning committee approved developer Scape’s proposal for a nine-storey building opposite Blackhorse Road station, where a currently closed pub building has stood for at least 150 years.

The venue, most recently known as The Standard, closed in 2011 and has since been subject to a series of approved schemes that failed to materialise.

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Committee members all voted in favour of Scape’s application, which includes a double-height “cultural venue” in the basement with space for around 500 people.

Planning officer Pedro Rizo recommended the committee approve the scheme, saying it would contribute to a “mixed and inclusive” neighbourhood.

The first committee member to vote in favour, Labour’s Steve Terry said the plans were “exciting”, while committee chair Jenny Gray urged Scape not to “go out of business” before completion.

A CGI image of The Standard from above. Image: Scape

Designs show the 272 private bedrooms and kitchenettes will all have access to open-plan “shared-living” workspace, lounge and reception area on the ground floor.

A central staircase below a skylight will lead to a communal kitchen area, meeting rooms, TV room, bar, outdoor terrace with BBQ and gym spread across the first and second floors.

The council’s final approval of the scheme will only come after finalising a section 106 agreement, which includes a £500,000 cash payment for affordable housing elsewhere in the borough.

An artist\'s impression of The Standard from above. Image: Scape

Scape, through a consultant, has argued that, even without including affordable rooms in the development, the scheme would make a £6.9m loss after paying £779,000 for the land.

However, a one-off £500,000 payment has been agreed as the council’s consultant believes the scheme will be “in surplus”.

Original copies of Scape Living or the council’s assessments were not shared with the committee.

The exterior will be cladded with sawtooth brickwork. Image: Scape

The previous application, approved in 2020, was of a similar height and shape, but the new proposal opens up the front of the building in a “stepped” shape around the second-storey outdoor terrace.

Scape’s agent Charles Moran called the new designs “much better” due to the increased size of the rooms and venue, as well as the “high quality and sustainable” building.

He also praised Waltham Forest Council’s team for a “positive experience” during the planning application.

An artist\'s impression of the ground floor area. Image: Scape

When asked whether the shared-living designs are akin to a large House in Multiple Occupation (HMO), planning officer Rizo said the criteria is “different”.

He said that in the Mayor’s London plan there is specific guidance on room sizes and the “quality of spaces” in shared-living accommodation.

The rooms, 20-27sqm in floor space, will each contain a bathroom, small kitchen, double bed and “generous storage space”. Each floor will also have two shared outdoor terrace spaces and an indoor “breakout space”.

Smaller studio rooms are 20sqm with flip down beds. Image: Scape

The report notes that the communal kitchen size is “limited” but that refreshment bars on the ground and first floor would “reduce any pressure”.

Scape’s website describes the company as a student accommodation company that already runs six sites in London.

Studios at its Wembley site, a similar distance from central London, are on the market for £1,100-1,400 per month.

Residents booking their room can also select extras including regular cleaning, bedsheets or a kitchen pack.