DEVELOPMENT AT 60 TO 66, SNAKES LANE EAST, WOODFORD GREEN Data via plota.co.uk

0510/26 - Major Application Under assessment
Commercial & major worksDemolition

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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Application progress

✓
Received
26 Feb 2026
✓
Validated
10 Mar 2026
✓
Consultation
20 Mar 2026
Decision
Awaiting decision

This application is under consideration - no decision has been issued yet. The consultation period closed on 5 Apr 2026.

Site constraints 69

Heritage

HC1 (Heritage conservation and growth)LP33 (Heritage)

Environment & risk

LP21 (Water and Flooding)

Planning designations

D11 (Safety, security and resilience to emergency)D12 (Fire safety)D13 (Agent of Change)D14 (Noise)D3 (Optimising site capacity through the design-led approach)D4 (Delivering good design)D5 (Inclusive design)D6 (Housing quality and standards)D7 (Accessible housing)D9 (Tall buildings)DF1 (Delivery of the Plan and Planning Obligations)E11 (Skills and opportunities for all)E9 (Retail, markets and hot food takeaways)G1 (Green Infrastructure)G5 (Urban Greening)G6 (Biodiversity and access to nature)G7 (Trees and woodlands)GG1 (Building strong and inclusive communities)GG2 (Making the best use of land)GG3 (Creating a healthy city)GG4 (Delivering the homes Londoners need)GG5 (Growing a good economy)H1 (Increasing housing supply)H10 (Housing size mix)H4 (Delivering affordable housing)H5 (Threshold approach to applications)H6 (Affordable housing tenure)H7 (Monitoring of affordable housing)LP1 (Spatial Development Strategy)LP10 (Managing Town Centres and Retail Uses)LP11 (Managing Clustering of Town Centre Uses)LP14 (Stimulating Business and the Local Economy)LP15 (Managed Workspace)LP18 (Health and Well-Being)LP19 (Climate Change Mitigation)LP2 (Delivering Housing Growth)LP20 (Low Carbon and Renewable Energy)LP22 (Promoting Sustainable Transport)LP23 (Cycle and Car Parking)LP24 (Pollution)LP26 (Promoting High Quality Design)LP27 (Tall Buildings)LP29 (Amenity and Internal Space Standards)LP3 (Affordable Housing)LP32 (Sustainable Design and Construction)LP38 (Protecting Trees and Enhancing the Landscape)LP39 (Nature Conservation and Biodiversity)LP41 (Delivery and Monitoring)S4 (Play and informal recreation)SD10 (Strategic and local regeneration)SI.1 (Improving air quality)SI.13 (Sustainable drainage)SI.2 (Minimising greenhouse gas emissions)SI.3 (Energy infrastructure)SI.4 (Managing heat risk)SI.5 (Water infrastructure)SI.6 (Digital connectivity infrastructure)SI.7 (Reducing waste and supporting the circular economy)T1 (Strategic approach to transport)T2 (Healthy Streets)T3 (Transport capacity, connectivity and safeguarding)T4 (Assessing and mitigating transport impacts)T5 (Cycling)T6 (Car parking)T7 (Deliveries, servicing and construction)T9 (Funding transport infrastructure through planning)

Constraints recorded by the council for this site. Documents on the council site ↗

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Ray Park, Snakes Lane East, Woodford Green, IG8 7JQ

TPO 08/51 - T11 (Quercus robur) - Remove deadwood; Lift crown to 4M and remove...

0135/26 - 4 Jun 2026

Development At 1 Jubilee Parade, Snakes Lane East, Woodford Green

Discharge of condition of approved permission 3734/23: Delivery and Service Mana...

3734/23/01 - 28 Apr 2026

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T1, T2, T3 Acacia

07/26 - 14 Jul 2026

91, Grosvenor Gardens, Woodford Green, IG8 0AR

Retention of side roof (retrospective) (summary)

1802/26 - 9 Jul 2026

21, Madeira Grove, Woodford Green, IG8 7QH

Remove chimneys. Loft conversion with a rear dormer. Hip to gable roof alteratio

1785/26 - 7 Jul 2026

25, Grosvenor Gardens, Woodford Green, IG8 0BE

Loft conversion with a rear dormer. Hip to gable roof alterations. New window to...

1676/26 - 26 Jun 2026

25, Grosvenor Gardens, Woodford Green, IG8 0BE

Single storey rear extension with a patio and steps leading into the garden. (Su...

1663/26 - 25 Jun 2026

DEVELOPMENT AT 68, ST ANTHONYS AVENUE, WOODFORD GREEN

Demolish garage. Erection of two dwellings (two x 2-bedroom) with associated was...

1594/26 - 13 Jun 2026

Important details

Council
Redbridge
Application type
Major Application
Postcode
IG8 7QQ
Received
26 Feb 2026
Validated
10 Mar 2026
Ward
Bridge
Case officer
Show
Target decision
27 May 2026
Applicant
Show
Agent
Opine Projects Ltd

Consultation & key dates

Alt. reference
PP-14719619
Comments by
5 Apr 2026
Site notice
20 Mar 2026
Press notice
15 Mar 2026
Committee
10 Jun 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…
3103/24
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…
0649/24
2023 Refused
33 34, The Broadway, Woodford Green, IG8 0HJ
Use of property as veterinary surgery. Alterations to fenestrations. (summary)
3738/23
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…
2040/23
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…
1606/23
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…
1149/23
2023 Approved
5A, Jubilee Market, St Barnabas Road, Woodford Green, IG8 7BZ
Change of use from shop to cafe with front extension (retrospective) (summary)
0097/23
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…
3041/22
2022 Approved
74B, Snakes Lane East, Woodford Green, IG8 7QQ
Single storey rear extension. (Summary).
3319/22
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…
3015/22
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…
1813/22
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…
0237/21
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…
3549/21
2021 Approved
78, Snakes Lane East, Woodford Green, IG8 7QQ
Alterations to shopfront. New external seating area to front. Internal alterations. (summ…
1196/21
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…
1158/20
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…
0540/20
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…
4310/19
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)
4265/19
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…
4109/19
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…
3767/19
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…
5455/16
2017 Refused
68, Snakes Lane East, Woodford Green, IG8 7QQ
Front canopy (Retrospective) (Summary).
2858/17
2017 Approved
68, Snakes Lane East, Woodford Green, IG8 7QQ
Non illuminated front fascia sign (Retrospective) (Summary).
2677/17
2016 Refused
6, Jubilee Parade, Snakes Lane East, WOODFORD GREEN, IG8 7QF
One internally illuminated digital panel. (Summary)
2284/16
2016 Approved
2, St Barnabas Road, Woodford Green, IG8 7DA
Loft conversion with rear dormer. Hip to gable roof alteration extending over existing si…
1397/16
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 performance
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
Source: MHCLG planning statistics · See full council rankings