Development At Lake Forest House, Forest Road, And Land On The NW Of Forest Road, Part Of London Marathon Playing Fields, Forest Road, Hainault, Ilford Data via plota.co.uk

1376/26 - Major Application Under assessment
DemolitionCommercial premises

Proposal

Demolish fire damaged building. Alterations to existing means of access to a highway. Erection of a two storey building comprising flexible use comprising of General Industrial (B2), Warehouse / Distribution (B8), Office (E(i)) and Light Industrial (E(g)(iii)) with associated access, servicing, car and cycle parking, refuse storage and hard and soft landscaping works. (Summary). Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
25 Jun 2026
✓
Validated
1 Jul 2026
✓
Consultation
10 Jul 2026
Decision
Expected by 23 Sept 2026

This application is under consideration - no decision has been issued yet. Plota predicted a decision around 13 Sept 2026; it is now day 74. The consultation period closed on 26 Jul 2026.

Documents

View the documents on the council's website ↗

Site constraints 3

Locally significant industrial site
A borough-level industrial site.
Boroughs protect these sites for industrial and related uses.
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.
Council record ↗
Agricultural land, grade 3a
Best and most versatile land (grades 1, 2 and 3a). Predicted from the national soil map. A site survey can differ.
Where development of farmland is needed, policy prefers poorer land over the best and most versatile (grades 1, 2 and 3a). Three sources: Natural England's post-1988 field surveys, which are definitive where they exist; the Defra predictive map for England (2025) and the Welsh Government predictive map, modelled from the soil map with 3a and 3b split; and the 1970s provisional map, which planners and other services still show, coarser and with grade 3 undivided. Where the provisional and predicted grades disagree, treat the predicted grade as the current estimate and expect an application to carry its own survey.
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

Council
Redbridge
Application type
Major Application
Received
25 Jun 2026
Validated
1 Jul 2026
Ward
Fairlop
Case officer
Show
Target decision
23 Sept 2026
Applicant
Show
Agent
Dovetail Architects Ltd

Decision outlook

Day 74, past the statutory target. 89% of demolitions in Redbridge are decided within thirteen weeks, which runs to 30 Sept 2026; extensions of time are common, and the council need not decide on the day. Last seen undecided on 11 Sept 2026.

Day 7418 days past the 56-day target
73%decided within 8 weeks
85%approved
133decided 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-14925762
Comments by
26 Jul 2026
Site or press notice
6 Jul 2026
Statutory expiry
30 Jul 2026
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
Source: MHCLG planning statistics · See full council rankings