38-home mixed-use building at 817 - 823 Forest Road, Walthamstow, London E17

“Committee / Date: Planning – 7 th July 2026 Application Reference: 260651 Applicant: Manak Homes Location: 817 - 823 Forest Road, Walthamstow, London, E17 0DN Proposed Development: Amendment of planning permission reference 232205, dated 19/06/2025, comprising a reduction in the number of homes from 39 to 38 (proposed unit mix includes 11x 1bed, 20x 2bed and 7x3bed) and alterations to the massing, together with changes to the elevations, layout and external spaces.”

“Increase in overall height. o Floor to floor heights have increased by 300mm on each level from 3075mm to 3375mm. o Parapet detail amended to suit green roof buildup and attenuation layers, with heights amended to suit revised floor to floor heights. At the top parapet level this has increased by 1800. • Internal reconfigurations including substation width increased, Commercial bin store location, alterations to unit mix.”

“The application site fronts Forest Road, Clifford Road and St John’s Road, the previous use of the site as a petrol station was accessed by pedestrians and vehicles from the corner Clifford Road and St John’s Road.”

“The site is identified within the Forest Road Corridor Framework which sets out strategic aspirations for the sites along Forest Road and is identified as a site suitable for housing. As an identified Strategic Location, the Forest Road Corridor is one of the locations in the Borough where significant growth in housing, employment, and infrastructure provision is expected and desired.”

“253036 - Minor Material Amendment to vary condition 22 (BREEAM pre assessment) attached to planning permission reference 232205 granted 19/06/2025 to allow a change to the rating from 'Excellent' to 'Very Good' - Approved Subject to S106 Agreement (23/03/2026).”

“232205 - Demolition of the existing Petrol Station building and structures and construction of new mixed-use building ranging from 3 to 5 storeys to provide commercial floorspace (Use Class E) on the ground floor and 39 units (Use Class C3) including landscaping, refuse/recycling storage facilities, cycle parking, disabled persons’ parking, servicing, and other associated works.”

“A. Principle of Development B. Increase in overall height C. Internal and external alterations…”

“Increase in overall height o Floor to floor heights have increased by 300mm on each level from 3075mm to 3375mm. o Parapet detail amended to suit green roof buildup and attenuation layers, with heights amended to suit revised floor to floor heights. At the top parapet level this has increased by 1800. • Internal reconfigurations including substation width increased, Commercial bin store location, alterations to unit mix.”

“Both the construction environmental management plan (CEMP) and Detailed Construction Logistic Plan were approved from the extant permission that would be attached to this decision notice to ensure disruption is minimised to neighbouring residents.”

“Consultees Response Design Officers raised no concerns of the proposed scheme in in respect to height, massing and design. The proposal maintains the overarching architectural language, massing strategy and townscape response established through permission 232205, ensuring the scheme continues to sit comfortably within the Forest Road corridor.”

“Objection Received Response roof would sit above this but was also part of the extant permission. This is considered in Section 10[B] of this report. Amenity Impact: • Loss of light/Overshadowing • Noise • Overlooking/loss of privacy • Overbearing • Increased sense of enclosure • Visual intrusion.”

“Objection Received Response bulk and articulation of the building. • Pale pink brick replaces with dark red brick schedule of materials and would assess if appropriate. Please see Section 10[B] in the full assessment below. Removal of planting on frontage to commercial unit alters the public realm edge The proposal does remove a small strip of planting to the front of the commercial premise which would rationalise the frontage with other commercial units on the street.”

“RESOLVED: That planning permission be GRANTED in line with the recommendations, conditions, reasons and informatives as detailed in the committee report for application 260651 for amendment of planning permission reference 232205, dated 19/06/2025, comprising a reduction in the number of homes from 39 to 38 (proposed unit mix includes 11x 1bed, 20x 2bed and 7x3bed) and alterations to the massing, together with changes to the elevations, layout and external spaces.”

“The s106 including the heads of terms under ref 232205 would remain unchanged.”