The Planning Committee of Redbridge Council met on Wednesday 10 June 2026. The primary item scheduled for discussion was a proposed development at 60 to 66, Snakes Lane East, Woodford Green. The meeting also included the review of draft minutes from a previous meeting.

Development at 60 to 66, Snakes Lane East, Woodford Green

The committee was scheduled to consider a full planning permission application for a development at 60 to 66, Snakes Lane East, Woodford Green IG8 7QQ. The proposal involved the demolition of existing retail units and associated structures, and the removal of seven trees. It was planned to erect a six-storey building comprising mixed-use with commercial space at ground floor level (Class E (a to f)) and 18 self-contained flats above. The development also included associated landscaping, access, cycle storage, waste/refuse storage, and amenity space.

The report pack indicated that the development would contribute to the council's housing delivery targets, as required by the London Plan 2021. The proposal was noted to offer benefits including housing delivery and employment training and support. The design was considered acceptable, with no significant adverse impacts anticipated on neighbouring amenity, in compliance with Local Plan Policies LP26 & LP27 and London Plan Policies D3, D4, D5, D6, D7 & D8. The development was also assessed as not being detrimental to highway safety, subject to conditions and a Section 106 agreement to restrict parking permits and cover the costs of reviewing further controls, aligning with London Plan Policies T5, T6 and T7, and Local Plan Policies LP22 and LP23.

The report pack detailed the policy framework, including the Town and Country Planning Act 1990, the National Planning Policy Framework (NPPF), the London Plan 2021, and the Redbridge Local Plan 2015-2030. It also outlined various material considerations, including guidance from the Mayor of London and government practice notes.

Consultations with local residents and statutory bodies were summarised. Four objections and six comments in support were received from local residents. Objections raised concerns about parking, the use of the commercial space, and the height of the proposed building. Support highlighted the need for improvement in the area and the potential for a new retail offer and housing.

External agencies such as Transport for London (TfL), Secured by Design (Police), and Thames Water provided responses, generally without objection subject to specific conditions. Internal consultees, including Refuse and Cleansing, Environmental Health, and the Tree Officer, also provided feedback. The Conservation Officer raised an objection, citing a low level of less than substantial harm to the Woodford Broadway Conservation Area due to the scale of the proposed scheme.

The report pack included details of pre-application advice and community engagement undertaken by the applicant. The proposed development was described as a six-storey building with 18 market flats and 279 sqm of new commercial floorspace. The housing mix was detailed, with 4 x 1-bedroom and 14 x 2-bedroom units. The report noted that the scheme proposed over 10% of units to meet building regulation M4(3)(2) 'wheelchair user dwellings', with the remainder designed to meet M4(2) 'accessible and adaptable dwellings'. A communal landscaped rooftop space was also part of the proposal.

The report discussed the financial viability of the scheme, indicating a deficit that meant no affordable housing could be provided on-site. However, it noted that review clauses would be included in the Section 106 agreement to capture future value increases. The proposed housing mix was assessed against Local Plan Policy LP5 and London Plan Policy H10, with the conclusion that it would be acceptable.

Considerations regarding residential quality, design quality, and impact on heritage assets were detailed. The report also addressed impacts on neighbouring occupiers, transport, trees, landscaping, ecology, sustainable design, energy efficiency, environmental considerations, safety, security, and planning obligations. The recommendation from officers was to grant planning permission, subject to conditions and a Section 106 agreement.

The report also listed the draft minutes of the previous Planning Committee meeting held on 15 April 2026 for approval. This included a resolved decision to agree the minutes of the 11 March 2026 meeting and a discussion regarding a planning application at 1A, Sunnymede Drive, Barkingside, Ilford, IG6 1JU, for a first-floor side extension and part rear extension.