Patchworks, 2c Fulbourne Road

Inland Homes is bringing forward a proposal for a residential-led development at 2c Fulbourne Road, Walthamstow (Homebase site) including new commercial uses, high quality landscaping and public space. This will support the aims of the Waltham Forest Draft Local Plan that identifies the Forest Road corridor and Wood Street area as a regeneration area where redevelopment is to be encouraged.

During summer 2020 we held engagement activities to gather ideas on possible uses for this site and to present the scheme’s design development. This website explains the background to the proposals and has provided the opportunity to engage with and comment on the submitted proposals. Please keep an eye out for further information.

During the Covid-19 crisis we may not be able to hold face to face meetings and exhibitions, but we will do our utmost to ensure easily accessible communication with the community via this website, through physical newsletters and a Freephone number. You can also sign up for the Council’s email newsletter for this site at

Evening View of Patchworks Square & Mobility Hub

View of the Linear Gardens

View of Forest Road East

View of Forest Road

Homebase currently has a lease on the site. The scheme that is being prepared is a proposal that will come forward when Homebase vacates the site, which is due to take place in early 2021.

Planning Background

Wood Street Area

The emerging London Plan requires London to meet its own development needs (including delivering sufficient housing) within its administrative boundary. This means an increase in density is required. This will need to optimise development potential, sometimes resulting in different density and heights to its surroundings.

The Waltham Forest Draft Local Plan looks to put the London Plan vision into operation in Waltham Forest Borough. Ambitious housing targets have to be met by the Council and parts of the borough have been identified as locations where regeneration will take place in the plan period at higher densities with taller buildings.

The Forest Road corridor and the Wood Street area have been identified as opportunities in the Draft Local Plan where change is to be encouraged and redevelopment supported. The corridor presents the opportunity, through reconfiguration and investment, to substantially improve its appearance, functioning and relationship to existing and new development. The aspiration to extend the Council’s “Enjoy Waltham Forest” cycleway network though the corridor is identified.

As part of the redevelopment proposals for the 2c Fulbourne Road site, the Inland team have sought to explore how to further the aims of the Draft Local Plan positively. The proposal is for a residential led development with commercial space, high quality landscaping and public space for community use. Homebase currently has a lease on the site which at some stage in the future will come to an end.

Sustainable Transport

Enjoy Waltham Forest

“Enjoy Waltham Forest” is one of many projects underway to make Waltham Forest safer for walking and cycling.  It involves a total of 13 separate schemes across the Borough.  There is an opportunity to integrate the proposals for Fulbourne Road with the wider Enjoy Waltham Forest aspirations for the area, and in doing so for the development to complement and strengthen the Borough’s vision.

Mobility Hub

A Mobility Hub for the residents and users of the site is proposed as part of the development proposals.  It will include some or all of the following key features:

  • cycle hire scheme
  • secure cycle parking
  • cycle surgery area
  • car club bays
  • EV charging points
  • ‘Amazon’ style lockers
  • Digital screens providing real time travel information
  • Wi-Fi and space for socialising



The Inland Homes team is committed to engaging with local stakeholders and the wider community to develop the proposals. This website has been the hub for the engagement activity and has been updated to provide more information and details of the engagement process and the submitted proposals for the site. Please keep an eye out for further information.

Engagement Timeline

Stage 1 Engagement

The first stage of the Fulbourne Road Regeneration consultation process closed on Monday 6 July. The problems, dreams and solutions received have been fed into our design process as we work up the Vision for the site. This Vision was presented back to the community at 6pm on Wednesday 15 July via Zoom. A 40 minute recording including commentary from the team can be seen below. A pdf version of the presentation can be downloaded here to review in your own time.

Stage 2 Engagement

The second stage of the Fulbourne Road Regeneration consultation process closed on Monday 3 August. A summary of comments were passed to the design team to review as they finalised the design proposals. A Planning Application was submitted to Waltham Forest Council at the end of August.

Presentation of the Vision, 15 July 2020

Presentation of the updated Vision, 06 August 2020

Stage 3 Engagement


Following the validation of the Planning Application, reference number 202512, we produced a third newsletter summarising the submitted proposals which can be seen here and the below 3D fly through videos of the scheme. The Council then ran its normal statutory consultation process.


London Borough of Waltham Forest undertook further consultation starting 5 January 2021 which includes updated drawings and documents submitted by Inland Homes.  Notices were posted around the site on 5 January.

The application is available to view here

Observations on the application can be made through the above website within 30 days of the date of the Notice.

Contact Us

    Personal data protection


    Full details of how we process, manage and retain your personal information can be found online in our Privacy Notice at

    JTP wlll retain your details in order to communicate with you about the Fulbourne Road project up to and including the submission of the planning submission.  We may share your personal details with the project team but not with any other third parties.

    To opt out of receiving future updates about the Fulbourne Road project, please email us at or write to us at JTP, Unit 5 The Rum Warehouse, Pennington Street, London E1W 2AP


    Inland Homes is an established brownfield regeneration specialist based in Beaconsfield devoted to providing high quality residential and mixed-use developments. We understand the value of placemaking and as such invest heavily in high quality landscaping and public realm, which we believe helps create vibrant communities. This can be evidenced through our now completed Drayton Garden Village development, a thriving new sustainable garden suburb located in West Drayton.

    Our in-house construction capabilities mean we fully understand building regulations and we use modern construction techniques to successfully deliver our proposals.

    JTP is an award-winning international placemaking practice of architects and masterplanners with extensive experience of delivering successful projects for both private and public sectors throughout the UK and internationally. From our studios in London and Edinburgh we undertake placemaking projects at every scale, from cities and towns, to neighbourhoods, streets and the design of individual buildings; creating new places and breathing life into old ones.

    We approach all our projects through a process of understanding, engaging, and creating, which together we call ‘Collaborative Placemaking’.

    Founded in 1961 on an ethos of collaboration and people focused design, BDP is now the largest interdisciplinary design-led firm in Europe. Our award winning Landscape Team sits at the heart of the practice and works across a variety of sectors including residential and mixed-use projects in towns and cities on a national and international basis, including projects within Waltham Forest.

    WSP is one of the world’s leading professional services consulting firms. We are technical experts and strategic advisors including engineers, technicians, scientists, project managers, planners, surveyors and environmental specialists, as well as other design and program management professionals. We design and deliver lasting solutions in the Buildings, Transportation, Infrastructure, Environment, Geomatics, Energy, Resources and Industry sectors as well as project delivery and strategic consulting services.

    Barton Willmore is the UK’s leading independent town planning and related consultancy.  Barton Willmore is active in the Borough, having coordinated the planning application for the redevelopment and extension of the “Mall” in the town centre, and acting jointly with the Borough Council is coordinating future planning applications at the Civic Centre.  On the Patchworks project for Inland Homes Plc they are acting as the planning consultants, Environmental Impact Assessment coordinators, and as Townscape and Visual Impact assessors.

    The 2c Fulbourne Road Regeneration Community Planning process is being organised by JTP on behalf of Inland Homes. For more information please contact the JTP community planning team at or on Freephone 0800 0126 730.