The Planning Committee of Barking and Dagenham Council met on Monday 17 July 2023, approving two significant planning applications. The meeting saw the unanimous approval of a mixed-use development at 13-15A Thames Road, Barking, and the construction of a new Special Educational Needs (SEND) school, Oxlow Bridge SEND School, on Wantz Road, Dagenham.

13-15A Thames Road, Barking

The committee approved the demolition of existing industrial buildings and the redevelopment of the site at 13-15A Thames Road, Barking to provide a mixed-use development. This includes industrial floor space and 245 new residential dwellings, 40 of which will be affordable homes.

The development represents a departure from the adopted local plan, which designates the site as a Strategic Industrial Location (SIL). However, it aligns with the emerging draft Local Plan 2037, which identifies the area for regeneration and co-location of industrial and residential uses. Officers noted that while the affordable housing provision is below the policy level, this is considered acceptable due to the scheme's contribution to social infrastructure and independent viability assessments confirming the inability to deliver more.

The scheme will provide 2,714 square metres of modern industrial floor space, responding to a local demand for smaller business units. The residential component includes 245 new homes, with 40 designated as London Affordable Rent. The development also includes significant contributions towards local infrastructure, including £748,092.80 for education and open space, £104,370.00 for improvements to the Ripple Greenway, £125,400.00 for play facilities, £61,250.00 for healthcare improvements, and £61,250.00 for public realm improvements along Thames Road. A further £112,210.00 will be contributed towards public transport improvements.

Councillor Cameron Geddes, Cabinet Member for Regeneration & Economic Development, welcomed the application, acknowledging the challenges of balancing housing and community facilities given viability constraints. He specifically welcomed the 40 affordable homes, noting they would help families off the housing waiting list. Assurances were sought and received that ward councillors would be consulted on the allocation of funds for the Ripple Greenway and public parks. The application was unanimously approved.

Oxlow Bridge SEND School, Wantz Road, Dagenham

The committee also unanimously approved the demolition of existing industrial buildings and the construction of a new Special Educational Needs (SEND) school at Oxlow Bridge SEND School, Wantz Road, Dagenham. The school will accommodate 100 students and 129 staff, with a significant proportion of students expected to be non-ambulant.

The site is currently designated as a Locally Significant Industrial Site (LSIS), but the emerging draft Local Plan allocates it for educational use. Officers considered the loss of industrial land acceptable due to the plan-led approach and evidence suggesting an oversupply of industrial floor space in the borough. The proposal was seen to address a critical local need for SEND provision, with the applicant, the Department for Education (DfE), highlighting a national and local increase in demand for SEND places.

The design of the school prioritises the needs of non-ambulant students, with a predominantly single-storey layout and a two-storey element at the front to define the entrance. Noise-sensitive areas are located away from the main road and industrial estate. The development includes significant landscaping and planting to improve visual appearance and provide privacy.

Concerns were raised by a local resident regarding the size of the school, the provision of green space, and potential traffic congestion. Officers addressed these by noting the school's design is led by the DfE and tailored to SEND needs, and that traffic management measures, including staggered drop-off and pick-up times and a robust Parking Design and Management Plan, are to be implemented. A £15,000 contribution towards road safety improvements on Wantz Road was secured to reduce vehicle speeds and enhance safety for pedestrians, cyclists, and vehicles.

The school will also offer community use of its main hall and hydrotherapy pool outside of school hours, secured through a legal agreement. The development will achieve 109% on-site carbon reduction and will be built to the DfE's energy specification, which exceeds BREEAM Excellent standards.

Councillor Sabbir Zamee, Deputy Chair of the Licensing & Regulatory Committee, praised the scheme as a desperately needed provision and a welcome addition to the borough's special educational facilities. The application was unanimously approved.