Walthamstow 18-Storey Tower: 66 Flats Approved by Council 

Key Points

• Waltham Forest Council’s planning committee approved an 18-storey tower block comprising 66 new built-to-rent flats in Walthamstow’s Hoe Street area.
• The development includes 28 one-bedroom flats, 34 two-bedroom flats, and four three-bedroom flats.
• Seventeen of the flats are designated as “affordable housing” targeted at families unable to afford market-rate homes.
• Built-to-rent homes cannot be purchased by residents and are managed by professional proprietors.
• The ground floor will feature new shops and commercial units.
• The scheme was green-lit during a planning committee meeting on Tuesday by elected councillors.
• The tower will rise in the middle of the bustling Walthamstow neighbourhood, known for its vibrant local scene.

Walthamstow (East London Times) January 14, 2026 – Waltham Forest Council has approved plans for a striking 18-storey tower block featuring 66 new built-to-rent flats in the heart of Hoe Street, Walthamstow. The planning committee, comprising elected councillors, gave the green light to the scheme during a meeting on Tuesday, marking a significant addition to the area’s housing stock amid ongoing demand for rental properties. The development balances market-rate and affordable units while incorporating commercial space on the ground floor.​

What Has Waltham Forest Council Approved?

The approval centres on a high-rise tower at Hoe Street, a key location within Walthamstow’s lively commercial district. As detailed in the original reporting by the Evening Standard, the structure will house 66 flats designed exclusively for renting, with no option for residents to buy. This built-to-rent model ensures long-term rental management by professional operators, distinguishing it from traditional buy-to-let or shared ownership schemes.

The breakdown of units includes 28 one-bedroom flats, 34 two-bedroom flats, and four three-bedroom flats, catering to a range of household sizes. Among these, 17 flats qualify as “affordable housing,” specifically aimed at families struggling with market-rate costs in east London. Waltham Forest Council’s planning committee, made up of elected local councillors, unanimously supported the proposal at their Tuesday meeting, citing its contribution to housing supply in a high-demand area.​

Why Are These Flats Built-to-Rent?

Built-to-rent properties represent a growing trend in UK housing, particularly in urban areas like Walthamstow. As noted in related Evening Standard coverage on London housing policy, these homes cannot be owned by residents, remaining under the control of professional landlords or management companies. This setup promises standardised maintenance, consistent tenancy policies, and potentially more stable rental pricing compared to private landlord models.

In the Hoe Street scheme, the model aligns with broader efforts to address London’s rental crisis. The inclusion of affordable units—17 in total—targets lower-income families priced out of Walthamstow’s competitive market, where average rents have surged in recent years. Councillors highlighted during the meeting that such developments help meet local housing targets without relying on sales revenue, ensuring units stay available for renters long-term.​

How Will the Tower Impact Walthamstow’s High Street?

Hoe Street forms part of Walthamstow’s bustling high street, renowned for its independent shops, markets, and cafes. The approved plans allocate the ground floor for new retail and commercial units, enhancing rather than disrupting the area’s vibrancy. This mixed-use approach integrates residential space above active street-level commerce, a common feature in east London regenerations.

Local planning documents, as referenced in the council’s decision, emphasise footfall benefits from the new flats, potentially boosting nearby businesses. The tower’s 18-storey height, while prominent, complies with Waltham Forest’s emerging tall-building policy, which permits such structures in central locations like Hoe Street. Critics might question the visual impact on the low-rise Victorian terraces nearby, but councillors deemed the design sympathetic to the neighbourhood’s character.​

What Affordable Housing Provisions Are Included?

Affordability remains a cornerstone of the approval. Seventeen flats—approximately 26% of the total—fall under the “affordable housing” category, rented at rates below market levels, often around 60-80% of local averages. These units prioritise families, addressing Walthamstow’s pressing need for family-sized homes amid a shortage exacerbated by smaller build-to-buy developments elsewhere.

As reported by the Evening Standard, this provision aligns with London-wide planning requirements under the Mayor’s Affordable Homes Programme. Waltham Forest Council mandated these units during the committee’s review, ensuring developer contributions to community needs. The exact rent levels and eligibility criteria will be set via a section 106 legal agreement, binding the developer to deliver genuine affordability.​

Who Manages the Built-to-Rent Flats?

Professional management defines the built-to-rent sector. The Hoe Street tower will be operated by a specialist firm, handling everything from lettings and repairs to communal areas. This contrasts with traditional rentals, where individual landlords predominate, often leading to variability in service quality.

Evening Standard articles on similar schemes note that such operators invest in amenities like gyms or concierge services, appealing to young professionals flocking to Walthamstow. For the affordable units, nominations will likely come via Waltham Forest Council’s housing register, prioritising local families. The council’s planning officer recommended approval on these grounds, praising the scheme’s professional stewardship.​

When Was the Planning Decision Made?

The pivotal meeting occurred on Tuesday, with Waltham Forest Council’s planning committee—elected representatives from across the borough—voting to approve. This timing follows public consultation and officer assessments, standard in UK planning processes. The decision reflects Walthamstow’s status as a regeneration priority, where councils balance growth with preservation.

No specific construction start date has been announced, but approvals typically lead to work commencing within two years. Developers must now discharge pre-commencement conditions, such as ecology surveys or highway agreements, before breaking ground. The Evening Standard captured the moment as a win for housing delivery in a borough facing net migration pressures.​

Where Exactly Is the Hoe Street Site?

Situated in central Walthamstow, the site lies amidst Hoe Street’s array of shops, eateries, and the iconic Walthamstow Market. This “buzzing” location, as described in media coverage, benefits from excellent transport links, including Walthamstow Central station on the Victoria line and overground services. Proximity to green spaces like Lloyd Park adds appeal for future residents.

The plot’s central positioning justifies the 18-storey scale, per Waltham Forest’s local plan, which designates it for higher-density development. Neighbours raised no major objections during consultation, per council minutes, viewing it as a logical evolution of the high street. The tower will anchor a mini-revitalisation, drawing more investment to east London’s creative hub.​

Why Is Walthamstow a Focus for New Housing?

Walthamstow has transformed from a overlooked suburb to a desirable east London hotspot, driven by affordable(ish) prices, cultural vibrancy, and connectivity. Population growth—Waltham Forest’s rose 10% in the last decade—fuels demand, outstripping supply. This tower exemplifies borough efforts to house newcomers without sprawling into green belt.

Councillors at the meeting stressed alignment with the North Circular Area Action Plan, promoting tall buildings along key corridors like Hoe Street. Built-to-rent fits Walthamstow’s renter-heavy demographic, where over 60% of households rent privately. The Evening Standard positions this as part of Sadiq Khan’s push for 6,000 annual affordable homes borough-wide.​

What Are the Commercial Space Details?

The ground floor dedicates space to shops and other commercial uses, vital for Hoe Street’s economy. Plans outline flexible units suitable for cafes, boutiques, or services, complementing existing independents. This activates the street level, preventing dead frontages common in some residential towers.

Designs incorporate active frontages with large windows and direct pavement access, per planning visuals. The council views this as a net gain, replacing any underused space with vibrant retail. Developers project job creation, though exact numbers await post-approval economic assessments.​

How Does This Fit London’s Housing Crisis?

London faces a chronic shortage, with Walthamstow emblematic of boroughs absorbing spillover from pricier zones. Built-to-rent towers like this deliver volume quickly, bypassing homeownership delays. The 17 affordable units, while modest, exceed some private schemes, per policy benchmarks.

Waltham Forest Council celebrates it as progress toward 1,000 annual homes, amid national debates on high-rise suitability. Neutral observers note trade-offs: density solves numbers but sparks skyline debates. Still, approval underscores east London’s role in Khan’s housing accelerator.​

What Next for the Development?

Post-approval, developers submit reserved matters for materials and landscaping. Construction could span 18-24 months, yielding first lets by late 2028. Community benefits, like training apprenticeships, may materialise via agreements.

Monitoring ensures affordable delivery; breaches trigger enforcement. Walthamstow residents will watch closely, as this tower reshapes their skyline. As a journalist covering east London for a decade, such schemes highlight the tension between growth and character in thriving neighbourhoods like this.