Loxford Lane, Redbridge

AR Urbanism and team were commissioned by the London Borough of Redbridge to produce masterplan options for a council-owned site in Ilford, looking at capacity options with a focus on increasing the density of development and improving open space in this well-connected but suburban location.

The 1.47ha site is bounded by two busy roads meeting at an intersection and a new college with substantial open space as well as new large footprint building 4 storeys high. A culverted stream (Loxford Water) also runs between the road boundary to the east and the site, bringing flooding issues as well as the potential to naturalise and connect the water to new open space on the site.

The local area consists of traditional 1920s two storey housing as well as some more recent 3 and 4 storey developments to the north, while its connectivity will improve greatly with the impending arrival of Crossrail stations within easy bus and cycle access, thus reducing local reliance on car-based journeys.

The project involved developing 3 masterplan options with 85, 105 or 121 homes in each. The options included varying approaches to car parking provision between 1 – 1.5 car parks per unit, varying building heights between 3-6 storeys and largely similar amounts of public and communal open space provision, depending on the approach to stream naturalisation. The preferred, most sustainable option was the highest density with the lowest parking provision.


  • 63 Rivington St London EC2A 3QQ

  • amanda@ar-urbanism.com

  • +44 (0) 20 3290 8979