Development at 60 to 66, Snakes Lane East, Woodford Green Data via plota.co.uk
0510/26 - Major Application
Under assessment
Proposal
Demolition of existing retail units, associated structures and removal of seven trees. Erection of a six storey building comprising mixed use with Commercial use at ground floor level (Class E (a to f)) and 18no. self-contained flats (Class C3) above (2 x 2, 4 x 1 and 12 x 2 bedrooms) with associated landscaping works, access, cycle storage, waste / refuse storage and amenity space. (Summary). Data via plota.co.uk
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View original council record ↗Last checked
Application progress
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Received
26 Feb 2026
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Validated
10 Mar 2026
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Consultation
20 Mar 2026
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Committee
10 Jun 2026
Decision
Expected by 27 May 2026
This application is under consideration - no decision has been issued yet. Plota predicted a decision around 4 Oct 2026; it is now day 208. The consultation period closed on 5 Apr 2026.
Planning committee
Decided by Redbridge Planning Committee on 10 Jun 2026. The council has not yet issued its decision notice.
Approved
As officers recommended.
- Officers advised approval because housing, economic investment and streetscape benefits outweighed limited heritage, daylight and sunlight harm, subject to safeguards.
- Residents submitted four objections and six supporting comments, including concerns about parking, commercial use and the building’s height.
- The committee resolved to grant permission, subject to the addendum, conditions and a legal agreement.
Source: Plota analysis of Redbridge's committee minutes of 10 Jun 2026.
Site constraints 72
LBR LP39 (Nature Conservation and Biodiversity)LBR LP38 (Protecting Trees and Enhancing the Landscape)LBR LP33 (Heritage)LBR LP32 (Sustainable Design and Construction)LBR LP29 (Amenity and Internal Space Standards)LBR LP27 (Tall Buildings)LBR LP26 (Promoting High Quality Design)LBR LP24 (Pollution)LBR LP23 (Cycle and Car Parking)LBR LP22 (Promoting Sustainable Transport)LBR LP21 (Water and Flooding)LBR LP20 (Low Carbon and Renewable Energy)LBR LP19 (Climate Change Mitigation)LBR LP18 (Health and Well-Being)LBR LP15 (Managed Workspace)LBR LP14 (Stimulating Business and the Local Economy)LBR LP11 (Managing Clustering of Town Centre Uses)LBR LP10 (Managing Town Centres and Retail Uses)LBR LP3 (Affordable Housing)LBR LP2 (Delivering Housing Growth)LBR LP1 (Spatial Development Strategy)LBR LP41 (Delivery and Monitoring)LP GG1 (Building strong and inclusive communities)LP GG2 (Making the best use of land)LP GG3 (Creating a healthy city)LP GG4 (Delivering the homes Londoners need)LP GG5 (Growing a good economy)LP SD10 (Strategic and local regeneration)LP D3 (Optimising site capacity through the design-led approach)LP D4 (Delivering good design)LP D5 (Inclusive design)LP D6 (Housing quality and standards)LP D7 (Accessible housing)LP D9 (Tall buildings)LP D11 (Safety, security and resilience to emergency)LP D12 (Fire safety)LP D13 (Agent of Change)LP D14 (Noise)LP H1 (Increasing housing supply)LP H5 (Threshold approach to applications)LP H6 (Affordable housing tenure)LP H7 (Monitoring of affordable housing)LP H10 (Housing size mix)LP S4 (Play and informal recreation)LP E9 (Retail, markets and hot food takeaways)LP E11 (Skills and opportunities for all)LP HC1 (Heritage conservation and growth)LP G1 (Green Infrastructure)LP G5 (Urban Greening)LP G6 (Biodiversity and access to nature)LP G7 (Trees and woodlands)LP SI.2 (Minimising greenhouse gas emissions)LP SI.3 (Energy infrastructure)LP SI.4 (Managing heat risk)LP SI.5 (Water infrastructure)LP SI.6 (Digital connectivity infrastructure)LP SI.7 (Reducing waste and supporting the circular economy)LP SI.13 (Sustainable drainage)LP T1 (Strategic approach to transport)LP T2 (Healthy Streets)LP T3 (Transport capacity, connectivity and safeguarding)LP T4 (Assessing and mitigating transport impacts)LP T5 (Cycling)LP T6 (Car parking)LP T7 (Deliveries, servicing and construction)LP T9 (Funding transport infrastructure through planning)LP DF1 (Delivery of the Plan and Planning Obligations)LP H4 (Delivering affordable housing)
Air quality management area: Redbridge AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
LBR LP39 (Nature Conservation and Biodiversity)Council record
Recorded by the council for this site.
LBR LP38 (Protecting Trees and Enhancing the Landscape)Council record
Recorded by the council for this site.
LBR LP33 (Heritage)Council record
Recorded by the council for this site.
LBR LP32 (Sustainable Design and Construction)Council record
Recorded by the council for this site.
LBR LP29 (Amenity and Internal Space Standards)Council record
Recorded by the council for this site.
LBR LP27 (Tall Buildings)Council record
Recorded by the council for this site.
LBR LP26 (Promoting High Quality Design)Council record
Recorded by the council for this site.
LBR LP24 (Pollution)Council record
Recorded by the council for this site.
LBR LP23 (Cycle and Car Parking)Council record
Recorded by the council for this site.
LBR LP22 (Promoting Sustainable Transport)Council record
Recorded by the council for this site.
LBR LP21 (Water and Flooding)Council record
Recorded by the council for this site.
LBR LP20 (Low Carbon and Renewable Energy)Council record
Recorded by the council for this site.
LBR LP19 (Climate Change Mitigation)Council record
Recorded by the council for this site.
LBR LP18 (Health and Well-Being)Council record
Recorded by the council for this site.
LBR LP15 (Managed Workspace)Council record
Recorded by the council for this site.
LBR LP14 (Stimulating Business and the Local Economy)Council record
Recorded by the council for this site.
LBR LP11 (Managing Clustering of Town Centre Uses)Council record
Recorded by the council for this site.
LBR LP10 (Managing Town Centres and Retail Uses)Council record
Recorded by the council for this site.
LBR LP3 (Affordable Housing)Council record
Recorded by the council for this site.
LBR LP2 (Delivering Housing Growth)Council record
Recorded by the council for this site.
LBR LP1 (Spatial Development Strategy)Council record
Recorded by the council for this site.
LBR LP41 (Delivery and Monitoring)Council record
Recorded by the council for this site.
LP GG1 (Building strong and inclusive communities)Council record
Recorded by the council for this site.
LP GG2 (Making the best use of land)Council record
Recorded by the council for this site.
LP GG3 (Creating a healthy city)Council record
Recorded by the council for this site.
LP GG4 (Delivering the homes Londoners need)Council record
Recorded by the council for this site.
LP GG5 (Growing a good economy)Council record
Recorded by the council for this site.
LP SD10 (Strategic and local regeneration)Council record
Recorded by the council for this site.
LP D3 (Optimising site capacity through the design-led approach)Council record
Recorded by the council for this site.
LP D4 (Delivering good design)Council record
Recorded by the council for this site.
LP D5 (Inclusive design)Council record
Recorded by the council for this site.
LP D6 (Housing quality and standards)Council record
Recorded by the council for this site.
LP D7 (Accessible housing)Council record
Recorded by the council for this site.
LP D9 (Tall buildings)Council record
Recorded by the council for this site.
LP D11 (Safety, security and resilience to emergency)Council record
Recorded by the council for this site.
LP D12 (Fire safety)Council record
Recorded by the council for this site.
LP D13 (Agent of Change)Council record
Recorded by the council for this site.
LP D14 (Noise)Council record
Recorded by the council for this site.
LP H1 (Increasing housing supply)Council record
Recorded by the council for this site.
LP H5 (Threshold approach to applications)Council record
Recorded by the council for this site.
LP H6 (Affordable housing tenure)Council record
Recorded by the council for this site.
LP H7 (Monitoring of affordable housing)Council record
Recorded by the council for this site.
LP H10 (Housing size mix)Council record
Recorded by the council for this site.
LP S4 (Play and informal recreation)Council record
Recorded by the council for this site.
LP E9 (Retail, markets and hot food takeaways)Council record
Recorded by the council for this site.
LP E11 (Skills and opportunities for all)Council record
Recorded by the council for this site.
LP HC1 (Heritage conservation and growth)Council record
Recorded by the council for this site.
LP G1 (Green Infrastructure)Council record
Recorded by the council for this site.
LP G5 (Urban Greening)Council record
Recorded by the council for this site.
LP G6 (Biodiversity and access to nature)Council record
Recorded by the council for this site.
LP G7 (Trees and woodlands)Council record
Recorded by the council for this site.
LP SI.2 (Minimising greenhouse gas emissions)Council record
Recorded by the council for this site.
LP SI.3 (Energy infrastructure)Council record
Recorded by the council for this site.
LP SI.4 (Managing heat risk)Council record
Recorded by the council for this site.
LP SI.5 (Water infrastructure)Council record
Recorded by the council for this site.
LP SI.6 (Digital connectivity infrastructure)Council record
Recorded by the council for this site.
LP SI.7 (Reducing waste and supporting the circular economy)Council record
Recorded by the council for this site.
LP SI.13 (Sustainable drainage)Council record
Recorded by the council for this site.
LP T1 (Strategic approach to transport)Council record
Recorded by the council for this site.
LP T2 (Healthy Streets)Council record
Recorded by the council for this site.
LP T3 (Transport capacity, connectivity and safeguarding)Council record
Recorded by the council for this site.
LP T4 (Assessing and mitigating transport impacts)Council record
Recorded by the council for this site.
LP T5 (Cycling)Council record
Recorded by the council for this site.
LP T6 (Car parking)Council record
Recorded by the council for this site.
LP T7 (Deliveries, servicing and construction)Council record
Recorded by the council for this site.
LP T9 (Funding transport infrastructure through planning)Council record
Recorded by the council for this site.
LP DF1 (Delivery of the Plan and Planning Obligations)Council record
Recorded by the council for this site.
LP H4 (Delivering affordable housing)Council record
Recorded by the council for this site.
Also on the record
Conservation area 44 m away; Inside the Redbridge built-up area; Designated open space 48 m away.
Not affected
Outside flood zones 2 and 3 · Not green belt · No listed building at the site
Checked on 11 September 2026. Historic England, the Environment Agency, Natural England and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.
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Important details
Decision outlook
Day 208, past the statutory target. 88% of demolitions in Redbridge are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 28 Sept 2026.
Day 208117 days past the 91-day target
71%decided within 8 weeks
84%approved
149decided in the last year
Plota live figures for demolitions decided by Redbridge in the last twelve months, from validation. Redbridge decision record →
Consultation & key dates
- Alt. reference
- PP-14719619
- Comments by
- 5 Apr 2026
- Site or press notice
- 15 Mar 2026
- Committee
- 10 Jun 2026
- Statutory expiry
- 11 Apr 2026
Historical activity at this location
25 nearby applications on record - archival context, not part of the live application.
Within ~100m
Nearby activity
2024
Refused
7, Jubilee Parade and 1 Jubilee Market, Snakes Lane East, Woodford Green
Installation of metal railings to enclose the existing front forecourt area. (AMENDED SIT…
2024
Approved
5, St Barnabas Road, Woodford Green, IG8 7BY
Loft conversion with a rear domer incorporating a Juillet balcony. Hip to gable roof alte…
2023
Refused
33 34, The Broadway, Woodford Green, IG8 0HJ
Use of property as veterinary surgery. Alterations to fenestrations. (summary)
2023
Approved
Development At Former Madeira Grove Clinic 8, Madeira Grove, Woodford Green
Conversion of roof space into 1x self contained two-bedroom flat with balcony/terrace to…
2023
Refused
74A, Snakes Lane East, Woodford Green, IG8 7QQ
Loft conversion with a rear / side dormer. Two front rooflights. New window to side eleva…
2023
Refused
74A, Snakes Lane East, Woodford Green, IG8 7QQ
Loft conversion with rear and side dormers. Two front rooflights. New window in side elev…
2023
Approved
5A, Jubilee Market, St Barnabas Road, Woodford Green, IG8 7BZ
Change of use from shop to cafe with front extension (retrospective) (summary)
2022
Approved
5A, Jubilee Market, St Barnabas Road, Woodford Green, IG8 7BZ
Remove front wall. Erection of privacy screening to the front of the site. Single storey…
2022
Approved
74B, Snakes Lane East, Woodford Green, IG8 7QQ
Single storey rear extension. (Summary).
2022
Development At Former Madeira Grove Clinic 8, Madeira Grove, Woodford Green
Loft conversion to contain 1no. (2 x bedrooms) self-contained flat. Two front and two sid…
2022
Approved
Development At 13 And 13a Jubilee Parade, Snakes Lane East, Woodford Green
Demolish existing ground floor rear extension/storage area of shop. Erection of a two sto…
2021
Approved
Development At 1 Jubilee Parade, Snakes Lane East, Woodford Green
Demolition of side/rear extension. Erection of 3 storey building with retail unit on the…
2021
Refused
Development Site Land North Of And At 72, Snakes Lane East, Woodford Green
Part-demolition of existing building. Four storey rear and side extensions to create two…
2021
Approved
78, Snakes Lane East, Woodford Green, IG8 7QQ
Alterations to shopfront. New external seating area to front. Internal alterations. (summ…
2020
Approved
Development Site At Madeira Grove Clinic 8, Madeira Grove, Woodford Green
Demolition of existing building. Erection of building to provide nine flats (4x1 bedrooms…
2020
Approved
Development At 33 And 34, The Broadway, Woodford Green
Change of use of ground floor from Bank to flexible A1/A2/A3 floor space. Change of use o…
2019
Approved
Development Site Land North Of And At 72, Snakes Lane East, Woodford Green
Part-demolition and extension of the existing building. Retail/commercial (A1) spaces at…
2019
Approved
32A, The Broadway, Woodford Green, IG8 0HQ
Change of use of first floor from office use (B1(a)) to residential use (C3). (Summary)
2019
Refused
Development Site At Madeira Grove Clinic 8, Madeira Grove, Woodford Green
Demolish existing building. Erection of a two and a half storey building to provide nine…
2019
Withdrawn
Development At 33 And 34, The Broadway, Woodford Green
Change of use of ground floor from bank to flexible A1/A2/A3 floorspace. Change of use of…
2016
Refused
5A, Jubilee Market, St Barnabas Road, Woodford Green, IG8 7BZ
Change of use to residential (C3) with associated alterations to elevations and roof, ins…
2017
Refused
68, Snakes Lane East, Woodford Green, IG8 7QQ
Front canopy (Retrospective) (Summary).
2017
Approved
68, Snakes Lane East, Woodford Green, IG8 7QQ
Non illuminated front fascia sign (Retrospective) (Summary).
2016
Refused
6, Jubilee Parade, Snakes Lane East, WOODFORD GREEN, IG8 7QF
One internally illuminated digital panel. (Summary)
2016
Approved
2, St Barnabas Road, Woodford Green, IG8 7DA
Loft conversion with rear dormer. Hip to gable roof alteration extending over existing si…
Redbridge
Planning Authority Score
4.5/10
Below average
#174 of 296 councils
Relevant to this application:
Major dwellings
Redbridge ranks #129 out of 296 councils for householder decision speed. Redbridge is also one of the strictest councils - it refuses more householder applications than almost any other, with only 82% approved vs 90% nationally.
One of the strictest councils
only 82% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application.
View full council performance
Redbridge decision statistics
Based on MHCLG data, the year to March 2026
72%
Overall approval rate
Below avg (87%) #292 of 296
82%
Householder approved
Below avg (90%) #267 of 296
69%
Decided in 8 weeks
Above avg (63%) #129 of 296
34%
Extended time limit
Below avg (41%) #90 of 296
57%
Minor dwellings approved
152 decided (1-9 homes)
83%
Major dwellings approved
12 decided (10+ homes)
32%
Change of use approved
192 decided
1,673
Total decisions
461 refused in the year to March 2026
Track this application
Development at 60 to 66, Snakes Lane East, Woodford Green
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