Seven flats and commercial unit at 562 High Road, Leytonstone

“LONDON BOROUGH OF WALTHAM FOREST Committee/Date: Planning – 3 rd March 2026 Application reference: 252185 Applicant: [the applicant] (8 Pillars Holding Ltd) Location: 562-564 High Road Leytonstone, London, E11 3DH Proposed development: Demolition of existing buildings and construction of a building rising from two to four storeys including a basement, with roof terraces at second and third floors, roof-top PV Panels and amenity balconies to the front and side elevations to…”

“REASONS REFERRED TO COMMITTEE The application is referred to planning committee due to the number of objections. SITE AND SURROUNDINGS The application site is located at the junction with High Road Leytonstone and Davies Lane. The site consists of a two-storey building with an amalgamation of rear extensions. The building as existing comprises of a ground and first- floor commercial unit(s) and first-floor residential unit.”

“The immediate surrounding area on High Road Leytonstone is formed of a mix of residential dwellings and commercial units at ground floor level. On the opposite corner, at the junction to Davies Lane is a 5-storey residential development, Harris House, 566 High Road Leytonstone, granted planning permission for 17 flats in 2013. At the opposite end of Davis Lane, the road terminates as a no-through road, where there is leads onto Wanstead Flats.”

“Therefore, the proposal would represent poor living environment and conditions for future occupants contrary to Policy 56 (Residential Space Standards) of the adopted Local Plan Part 1 (2024), Policy D6 of The London Plan (2021) and London Plan Guidance – Housing Design Standards (June 2023). The proposed external roof terraces, due to insufficient and adequate screening, appropriate set back and its close proximity to the neighbouring property at No.”

“Financial contribution toward improving sustainable modes of transport including walking and cycling in the sites vicinity which will directly benefit new residents in this development ▪ Financial contribution towards the Epping Forest SAM ▪ Financial contribution for a S106 contribution towards monitoring of the Construction Logistics Plan. ▪ Financial contribution for street tree maintenance. ▪ Financial contribution of 5% for s106 monitoring fees.”

“Highways • Highways have no objection in principle to the application subject to securing the S278 and S106 contributions + planning conditions for mitigation against described points. Sustainability • The overall carbon saving target is met with 65.33% appropriate heat pump and PV renewables are proposed. However, the 10% be lean requirement is not met with 9.33%, the fabric specifications are reasonable but there is sufficient room for improvement to achieve 10%.”

“Thames Water • Surface Water drainage - if the sequential approach to the disposal of surface water followed (no objection) • Waste Water Network and Sewage Treatment Works infrastructure capacity - (no objection) • water network and water treatment infrastructure capacity - (no objection) Natural England • If all mitigation measures are appropriately secured, we are satisfied that there will be no adverse impact on the sites from recreational pressure.”

“That planning permission be refused for Application 252185 for Demolition of existing buildings and construction of a building rising from two to four storeys including a basement, with roof terraces at second and third floors, roof-top PV Panels and amenity balconies to the front and side elevations to facilitate provision of a mixed use development comprising seven residential units (3 x 1-bed, 2 x 2-bed and 2 x 3-bed) (Use Class C3) and commercial unit at ground and…”

“The proposal, by reason of the height, scale and massing, at this prominent, constrained corner location would result in an overdevelopment of the site that would substantially harm the form, proportion and appearance of the surrounding area, to the detriment of future occupiers and the amenities of the street scene contrary to Policies 8, 19 and 53 of the Waltham Forest Local Plan - LP1 (2024) 2.”

“E) Legal Fees: o i) Payment of the Council’s legal fees for the preparation and completion of the Legal Agreement. o ii) Monitoring Fee - A financial contribution towards the implementation and monitoring of and securing compliance with the S106, equal to 5% of the total of all other financial contributions.”