Six-block mixed housing scheme at High Road, Ilford

What was proposed

The application sought approval of layout, scale, appearance and landscaping, together with discharge of specified planning conditions for the reserved matters scheme.

“Details of Development Details following reserved matters relating to outline permission 0140/20 (As amended by application 0140/20/01) seeking approval of: (a) Layout; (b) Scale; (c) Appearance; and (d) Landscaping; alongside the discharge of relevant associated planning conditions. (DETAILS FOLLOWING RESERVERD MATTERS FOLLOWING OUTLINE APPROVAL). (Summary).”

“The application is for determination by the Planning Committee as the Chair of the Planning Committee and the Director Planning and Building Control agreed that the application has a complexity and significant local interest that it should be determined by Members at the Planning Committee.”

Officer report

The site and surroundings

The site is an existing retail park with a large car park and probation office, beside the railway, High Road, Thompson Close and nearby homes.

“The site comprises of Ilford Retail Park. The area is 1.114 ha and is broadly L-shaped, with units including Farmfoods (Use Class E); Lidl (Use Class E); and the now vacant Fitness First gym (Use Class E) located on the south-western end of the site. A large carpark with 195 parking spaces is located in the north/east of the site, and a Probation Office (Use Class E) is located in the south.”

“The existing vehicular access to Ilford Retail Park and the Probation Office is provided from Thompson Close, and pedestrian access is provided from High Road.”

Officer report

Earlier planning history

Earlier permissions established the redevelopment principle, including up to 850 homes and mixed uses, while a later variation application remained undetermined.

“0140/20: OUTLINE APPLICATION (all matters reserved except for points of access) for the comprehensive redevelopment of the Site including the demolition of existing buildings and associated structures, construction of new buildings and structures to provide a total maximum built floorspace of 90,041 sqm (GEA)(excluding parking areas) comprising retail (Use Class E), residential dwellings (Class C3), offices (Use Class E), leisure (Use Class E), community and health (Use…”

“1018/25: Variation of conditions of approved permission 0140/20 (As amended by application 0140/20/01): Approved Documents (Condition 5) ; Quantum of Floorspace (Condition 7); Plans and Documents (Condition 8); Energy Strategy (Condition 12); Construction Management and Logistics Plan (Condition 13); Demolition and Construction Environmental Management Plan (Condition 15); Housing Accommodation Schedule (Condition 16); Delivery and Service Management Plan, including Waste…”

Officer report

Why officers recommended approval

Officers considered the scheme high quality, suitable for the area, beneficial for public open space and housing, and compliant with the development plan subject to conditions.

“The application is in accordance with the Development Plan as a whole and, subject to the recommended conditions and obligations, is considered to be sustainable development in accordance with the National Planning Policy Framework (NPPF) (2024).”

“The Officer recommendation to the Committee is that permission should be granted for the reasons set out under the section ‘Material Planning Considerations’ of the report.”

Officer report

Consultees’ views

The highways authority had no objection to the reserved matters, while other consultees raised or resolved issues concerning fire access, drainage, ecology and vehicular access.

“Advisory Service (GLAAS) constraints regarding submission of the reserved matters application. Health and Safety Executive The limited fire safety design information, provided with this application, has not enabled us to undertake a full assessment of the development. Therefore, HSE’s assessment has been limited to the vehicle access provision afforded to the development.”

“It is the expectation that the item(s) listed in the supplementary information will be demonstrated at later regulatory stages and the applicant should seek advice from the LPA about the materiality of any consequential changes. Noted. Historic England No comment. Noted. Lead Local Flood Authority Drainage hierarchy: The applicant should confirm whether rainwater harvesting features is proposed in the development.”

Officer report

Residents’ concerns

Four representations raised concerns about retail loss, tall buildings, congestion, pressure on services, the school’s removal and green space.

“In addition, the proposed school is being removed from the development, specifically because there wasn’t a demonstrable need for one and that existing schools in the area have sufficient capacity. Concern raised regarding the loss of reduced green space.”

“There is no loss of/reduced green space as in the s73 proposal compared to the outline consent. The removal of the school has allowed for an increase in the size and quality of the public open space being provided. Table 1: Summary of objections and comments from the public consultation…”

Officer report

Who spoke

Councillor S. Ahmed spoke as ward member.

Members’ discussion

Members considered the application and agreed the recommendation.

“Members considered the application and agreed the recommendation on the report.”

Minutes

The committee’s decision

The committee authorised the Director of Planning and Building Control to grant planning permission subject to the listed conditions.

“Resolved: That we agree (i) the Director of Planning and Building Control be authorised to grant planning permission subject to the conditions set out below:-”

Minutes

Key conditions

The permission includes approved plans, further co-living communal-space details and measures preventing unauthorised vehicles entering the development and public realm.

“(Co-Living communal amenity spaces): Prior to commencement of above ground works (excluding demolition, further details of the internal layouts of communal kitchens and dining rooms within Block B (co-living) shall be submitted to and approved in writing by the Local Planning Authority to demonstrate how the proposed accommodation meets the requirements Large-scale purpose-built shared living LPG (February 2024).”

“(Vehicular Access): Vehicular access into and out of the development shall only be via Thompson Close to the dedicated residential parking area. A scheme to prevent private vehicular access (excluding servicing vehicles, refuse collection vehicles, and emergency vehicles) into the development and over the public realm space from the High Road and Thompson Close (e.g., bollards or barriers) shall be submitted to and approved in writing by the Local Planning Authority upon…”

Minutes