High Road Goodmayes
- Client: Hadley Property Group and Clarion Housing
- Architect: Stockwool
- Contacts: Sean Tickle
- LPA: London Borough of Redbridge
High Road Goodmayes is a landmark, mixed-use development delivering 568 high-quality new homes and vibrant community infrastructure in the heart of the Crossrail Corridor. The project exemplifies a people-first, design-led approach to placemaking, transforming a disused brownfield site into a sustainable, inclusive neighbourhood that fosters connectivity, wellbeing, and opportunity.
Seven carefully arranged buildings, from two to twenty storeys, form a cohesive masterplan anchored by a central civic square and a protected pedestrian route to Goodmayes Station. The development’s architecture reflects a thoughtful urban character, with elegant brickwork, varied building forms, and a tenure-blind mix of private, shared ownership, and affordable homes—including London Affordable Rent—ensuring 35% of units meet local housing needs.
Homes are designed for comfort and sustainability, featuring generous layouts, dual-aspect units where possible, private balconies or terraces, and high-quality materials throughout. Passive design strategies maximise natural light and ventilation, contributing to long-term energy efficiency and resident wellbeing.
Connectivity is central to the scheme’s success. The development is car-free, with disabled parking and an electric car club, and it actively promotes active travel. A Sustainable Transport Hub provides access to cargo bikes, e-scooters, Brompton bikes, and extensive cycle storage. The design enhances permeability and legibility, linking public spaces and amenities through a pedestrian-friendly layout.
Environmental sustainability is a defining feature. The development achieves a 61% reduction in carbon emissions, using air-source heat pumps, photovoltaic panels, and energy-efficient construction. Non-residential areas target a BREEAM ‘Excellent’ rating, and green infrastructure—including a pocket park, a community orchard, podium gardens, and rooftop terraces—promotes biodiversity and climate resilience.
High Road Goodmayes is a socially vibrant place, designed to meet evolving community needs. Ground and first floors provide 1,342 sqm of flexible space for uses including a co-working and childcare facility, a gym, a café, and the pioneering Digital Music Academy. These uses activate the street frontages and foster local employment, enterprise, and cultural engagement. Community engagement played a central role throughout, informing design decisions and ensuring a strong local fit. Meanwhile uses on-site have already begun to deliver social value through education, workshops, and environmental programmes.
