46-home mixed-use blocks at James Yard Rear Of 480 Larkshall Road

“Committee/Date: Planning Application reference: 242739 Applicant: Sherrygreen Ltd Location: James Yard, Land to the Rear of 480-510 Larkshall Road, Chingford, London, E4 Proposed development: Demolition of the existing buildings and erection of two, six-storey blocks comprising a mixed use development of 46no.”

“The points raised at the pre application stage were not fully resolved at the time of the application’s submission. The applicant has cited viability and delivery challenges necessitating the layout and form of development which is currently before the Council. They have requested a decision on the proposal in its current form.”

“Refused (with reasons) on 18 March 2022 but was allowed at appeal on 31 January 2023 (ref. APP/U5930/W /22/3304178). The main issues considered by the Planning Inspectorate was as follows: - The effect of the proposal on the character and appearance of Highams Park District Centre; - The effect of the proposal upon the existing transport network, traffic and parking in the area; - Whether the proposal would make the most effective use of land and enhance connectivity at…”

“Objections were raised from the Highams Residents Association. The following issues were raised: - Concern about the proposed height, density and massing; particularly in cumulation with other approved development. - Concern about the effect on the setting of locally listed buildings in proximity of the site.”

“Officers consider that whilst there are some minor impacts on residential amenity, these are acceptable. Transport, Highways and Servicing - Concern about impact of parking pressure associated with the development. - Additional congestion arising from the development including risks to the nearby level crossing. - cycle and parking provision insufficient.”

“(Item 4.1) aiming to achieve greenfield run-off rates via the maximisation of Sustainable Urban Drainage Systems (SuDS). The applicant has submitted a Flood Risk Assessment that explains that the site is in Flood Zone 1, so has a low general risk of flooding. It also explains that there is no significant surface water flood risk or any significant risk of groundwater, sewer or reservoir flooding.”

“The air quality offset payment (£4800) has been calculated and is reflected in the heads of terms of the section 106 legal agreement. Overall, subject to the mitigation measures discussed, the proposal complies with London Plan Policy SI 1 and policy 88 of the Adopted Local Plan which, amongst other things, seeks to achieve air quality neutrality.”

“That planning permission be granted for Application 242739 for demolition of the existing buildings and erection of two, six-storey blocks comprising a mixed use development of 46no. residential units (Use Class C3) and commercial (Use Class E) floorspace, together with associated amenity spaces, playspace provision, cycle and vehicle parking, refuse and recycling facilities, service bay, landscaping and other associated works in line with the reasons and recommendations…”

“Employment and Skills: - An Employment & Skills Plan. - Provide a minimum of 30% local labour and 5 apprentice posts in the construction trade during the construction phase of the development and 2 work placements in the construction phase of the development with such posts being first offered to local residents. - Standard Clauses in relation to local suppliers in accordance with the Planning Obligations SPD.”