The meeting approved four planning applications and one listed building consent application, with another planning application and listed building consent application deferred. One application, for the redevelopment of the Lea Bridge Gas Works on Perth Road, Leyton, was approved despite the objections of one of the Councillors present.

Lea Bridge Gas Works, 78 Perth Road, Leyton

The Committee approved plans to redevelop the Lea Bridge Gas Works, subject to conditions, a Section 106 agreement, and referral to the Greater London Authority (GLA). The plans involve demolishing existing buildings and structures to erect a mixed-use scheme of 643 residential units, flexible residential facilities and commercial uses (Use Classes C3¹, E² and F2³), public open space, public realm works and landscaping, parking, servicing arrangements, energy measures, and formation of new pedestrian, cycle and vehicular access onto Clementina Road and Orient Way.

The most significant points discussed were:

• Height, Scale and Massing: Some local residents have expressed concerns that the proposed 21-storey building is too high and would have a negative visual impact on the surrounding area, including Leyton Jubilee Park. However, officers are satisfied that the proposed height is acceptable, given the site's designation as suitable for tall buildings in the Waltham Forest Local Plan (2024)⁴. > The principle of stepped height across the site was established in the previous consent, and the incremental addition to height across the blocks, in this iteration, is considered to be appropriate in design and townscape terms. The principle of a tall building to the south of the site has also been established in the previous consent. It is considered that the site can support additional height in design and townscape terms, due to the site being identified as a site for transformation and given the robust contextual and place making analysis that supports this application.
• Land Contamination: There are concerns regarding potential land contamination as the site is a former gasworks. The planning officer confirmed that an extensive remediation strategy would be implemented, with soil and groundwater treatment to remove any harmful contaminants. The Environment Agency raised no objections regarding groundwater and contamination, subject to recommended conditions and ongoing monitoring. This will be secured via a Section 106 agreement.
• Impact on Residential Amenity: Some public speakers highlighted concerns regarding the loss of sunlight to properties along the Clementina Estate. The officer confirmed that the proposed development would not result in significant overshadowing and loss of daylight and sunlight to neighbouring properties, in accordance with BRE guidance.
• Transport and parking: The development will be car-free, with limited parking for disabled residents and two car club spaces. TfL has requested contributions towards traffic calming and improvements to local bus services and walking and cycling infrastructure in the area.
• Affordable Housing: The planning officer explained that due to the abnormal costs associated with the site’s remediation, the development would deliver 35% affordable housing by habitable room, which is below the Council's target of 50%. The proposal seeks to use the GLA's Fast Track viability route with a 70/30 split in favour of London Affordable Rent to Shared Ownership. The development will deliver affordable homes early in the phasing plan.
• Epping Forest SAC: The proposal will include financial contributions to Epping Forest Strategic Access Management and Monitoring (SAMM)⁵ scheme and improvements to Leyton Jubilee Park, in line with the council's obligations under the Conservation of Habitats and Species Regulations 2017⁶.

Councillor Emma Best voted against the application, objecting to the overall height and massing and the impact on local infrastructure.

491 – 495 Hale End Road, Chingford

The Committee approved an application for the redevelopment of the Regal Cinema in Chingford, subject to conditions and the completion of a Section 106 agreement. The application involved the refurbishment and retention of the building’s locally listed Art Deco façade and the construction of a part 2, part 6-storey extension to provide a two-screen cinema with an ancillary café/restaurant (Use Class E) and 33 residential apartments.

Key points of discussion included:

• Height and Massing: Local residents had expressed concerns that the proposed building would be too high and would impact the character of the area. > The design has taken a modern approach while retaining the Art Deco architectural language, being sensitive to how the massing and height have evolved. It aims to protect key facade of the building and seeks to deliver a viable two-screen cinema. The proposal will restore a landmark, create jobs, and bring regeneration benefits to the community.
• Affordable Housing: The development would not provide affordable housing on-site as the cost of re-providing the cinema makes it unviable. However, the Council will implement a review mechanism via a Section 106 agreement. This will enable re-evaluation of the scheme’s viability, potentially enabling the provision of affordable housing contributions in future phases if circumstances allow.
• Traffic and Parking: Local residents raised concerns that the lack of on-site parking would lead to increased pressure on existing parking. The applicant confirmed that the development would be car-free. Financial contributions will be used to improve walking and cycling infrastructure and public transport links. Additionally, residency will require membership of a local car club.
• Regeneration of the Regal Cinema: The applicant highlighted that the development would revitalize the derelict Regal Cinema and bring a much-needed entertainment venue back to Highams Park.
• Economic benefits: The development would create new jobs and training opportunities for local residents. A Section 106 agreement will secure a minimum of four apprenticeships and one work placement during the construction phase.

Chestnuts House, 398 Hoe Street, Walthamstow

The Committee approved an application for the change of use of the Grade II* listed⁷ Chestnuts House in Walthamstow. This would involve changing the use of the building from adult educational use (Use Class F1(a)) to creative workspaces (Use Classes E(c) and E(g)) with an ancillary café/restaurant (Use Class E(b)).

The Committee also approved a Listed Building Consent application for the same site. The application involved internal and external works to the building, including:

• Structural works
• Internal works:
  • Timber repairs
  • Window and door repairs
  • Electrical works
  • Lighting works
  • Demolition of an outbuilding
  • Removal of blank fireplace panels
  • Internal staircase repairs
  • Ceilings and plasterwork repairs
  • Damp proofing
• External works:
  • Replacement of fire escape staircase at front elevation
  • Roof repairs to covering and replacement of rainwater goods
  • Window and door repairs
  • Repairs to rooflight
  • Repairs to front porch (repainting and refurbishment of existing lantern)
  • Lime mortar and brick repairs (with potential brick replacement)
  • Main gate and boundary wall repairs
  • Demolition of outbuilding
  • Installation of roof access system to allow for future maintenance.

The most significant points discussed were:

• Heritage Impact: The planning officer confirmed that the proposals were acceptable, taking into consideration the building’s listed status and the need for sensitive repairs and alterations. > It is acknowledged that there will be some localised areas of harm to the built fabric as a result of required interventions, but these instances are considered to have been sufficiently addressed and accounted for and are considered essential for securing the long term future of the building.
• Hours of Operation: The proposed hours of operation (06:00 to 00:00, Monday to Sunday) were considered acceptable given the nature of the proposed use. However, a condition would be attached to the planning permission requiring the applicant to ensure the proposed use does not generate noise that would be detrimental to surrounding residents.
• Landscaping: Further details and design ideas for landscaping to the front forecourt area and boundary treatment would be secured by condition to improve the current appearance of the site.
• Cycle Parking: The applicant will be required to provide a plan of covered, secure and lockable cycle parking to at least the minimum number required.
• Refuse Storage: The applicant will be required to provide a plan for the refuse and recycling storage.

Vestry House Museum, 2 Vestry Road, Walthamstow

The Committee approved an application for partial demolition and the construction of a replacement single-storey extension to the Grade II listed Vestry House Museum. The extension would create space for a café and events space (Use Classes E(a)⁸ and F1(e)⁹). There would also be a change of use at ground- and first-floor level to create co-working spaces (Use Classes E(c) and E(g)). The proposal includes a glazed walkway at first-floor level, associated landscaping, general refurbishment of the external façade, and alterations to the fenestration.

The Committee also approved a listed building consent application for the same site, which covers the works to the museum that would require listed building consent.

The most significant points discussed were:

• Heritage Impact: The planning officer confirmed that the development, whilst removing a small amount of historic fabric to facilitate level access would not cause harm to the significance of the listed building or the character and appearance of the St Mary’s Church (Walthamstow Village) Conservation Area¹⁰ in which the museum is located. > It is a much-loved local asset with a high level of heritage significance, both as a standalone building and the contribution it makes to the conservation area and its wider surroundings as well as its cultural value as a local museum.
• Accessibility: A key aim of the development is to improve accessibility at the museum. This will be achieved through the installation of a lift and internal ramps to create a fully accessible ground-floor level.
• Landscaping: Further details regarding the landscaping and the planting of replacement trees will be secured by planning condition.
• Cycle Parking: The development will include secure and lockable cycle parking for 10 bicycles.

Yardley Primary School, Hawkwood Crescent, Chingford

The Committee approved an application to construct a single-storey classroom extension to Yardley Primary School in Chingford.

The most significant points discussed were:

• Need for the Development: The planning officer explained that the development was necessary to meet the growing demand for primary school places in the local area. The development would enable an increase from a 2 form-entry to a 3 form-entry school.
• Impact on Residential Amenity: The proposed development would be located within the school grounds and would not have a detrimental impact on neighbouring residential properties. > The proposed extension is sited well within the school grounds, positioned out of sight of the public realm and neighbouring properties, whereby there would be no impact on the amenity of neighbouring occupants.
• Trees: Two Category C trees would need to be removed to facilitate the development. These would be replaced with two new trees in a different location to optimise growth.
• Cycle Parking: There is no existing cycle parking at the school. The planning officer stated that the provision of a covered scooter shelter with space for 22 scooters was welcomed and will help to encourage more sustainable travel to and from the school.