Detailed plans of Whipps Cross rebuild revealed

Plans show where new homes will be built alongside taller hospital buildings, but concerns remain over local impact, reports Victoria Munro

Proposals for new, taller hospital buildings would allow other parts of the Whipps Cross site to be used for housing (credit Barts Ryder Architecture)
Proposals for new, taller hospital buildings would allow other parts of the Whipps Cross site to be used for housing (credit Barts Ryder Architecture)

Plans for a six-storey car park as part of the new Whipps Cross University Hospital redevelopment have added to concerns over air pollution.

The hospital, managed by Barts Health NHS Trust, is due to be rebuilt by 2026 and will use taller buildings to shrink the amount of land needed, freeing up space for at least 1,500 new homes.

The first set of plans show where the new homes will be located and details plans for the multi-storey car park, due to open at the end of next year.

More than 1,200 spaces are currently dotted around the site and, while Barts insists the new car park will be more efficient, its future neighbours are worried it will concentrate air pollution near their homes. 

Speaking to the Local Democracy Reporting Service, nurse Hannah Johnson said there was “no need” for a 500-space car park next to Peterborough Road to replace the more scattered approach.

She said: “We are not as a community saying we do not want patients or visitors to come here but they do not all have to come to our back garden, it’s a big site.

“They are dumping pollution on people already living here. I currently have around 20 spaces by my house but soon I will have 500.

“Waltham Forest is usually so big on air pollution. I think ultimately the ambition is to maximise the amount of land they can sell for housing.”

Barts currently intends to reduce the total number of parking spaces from 1,211 to 887, building both the 500-space car park and another smaller car park once the hospital is complete.

However, Hannah added that she fears this second car park “won’t go ahead” and is only included in the masterplan to “appease” residents.

Concerns about air pollution in this corner of the hospital site are not new; in January, residents bordering the strip of land known locally as the “panhandle” complained about plans to use it for construction access.

The Panhandle Action Community Team (PACT) urged councillors not to allow Barts to open up the land, which runs between the back gardens of two rows of houses.

PACT co-chair Debbie Walker, who lives in West End Avenue, said: “In the 30 years I’ve lived here, and at least 100 years before that, the panhandle has been here. It’s not an access point but an area of land that has benefited many.

“The plans to use it as an access road for heavy construction vehicles for the next five years has caused a shock and, we believe, is an idea that will seriously affect the quality of life of residents.

“We fully support the council’s efforts to improve our air quality and it seems to us that this proposal flies in the face of those plans.

“It also seems a bit incongruous that residents like me can have a low-traffic neighbourhood at the front of the house but can’t have one at the back of it.”

At the meeting in January, deputy council leader Clyde Loakes said the council would meet with Barts to ask if there were other options to allow construction vehicles on to the site.

Aerial view of the current Whipps Cross Hospital and a sketch of the plans (credit Google and Barts Ryder Architecture)
Aerial view of the current Whipps Cross Hospital and a sketch of the plans showing where new housing will be located (credit Google and Barts Ryder Architecture)

Plans now submitted by Barts show that the panhandle is one of three options being considered, along with West End Avenue itself and James Lane at the junction with Clare Road.

The submitted plans read: “The trust recognises that all construction access options, or a combination of, will impact residents in some way. 

“Planning will be undertaken at a later stage when the contractor is appointed. The contractor will be required to fully consider the implication of construction access.. [and] put in place a series of mitigation measures to reduce the impact.”

The plans also propose to turn the panhandle, currently separated from Lea Bridge Road by a car dealership, into a pedestrian and cycle route called “Fille Brook Walk”.

Barts Health NHS Trust declined to comment on the access and parking issues.

Many of the new homes at Whipps Cross, according to the plans submitted, will be located in and between some of historic current hospital buildings, with the Victorian frontages preserved.

The new homes are expected to bring “roughly 3,365 people” into the area and put “additional pressure” on GPs, schools and green spaces. Existing local GPs can accept roughly another 2,600 patients, but it is expected another facility will be built on the site to care for the excess.

It is estimated around 500 school-age children will come to live in the new homes, although Barts claims “there is sufficient school capacity […] to absorb this demand”.