The Strategic Planning Committee of Havering Council met to discuss a hybrid planning application for the redevelopment of land at Bridge Close, Romford. The committee resolved to grant planning permission for the application, subject to conditions and the completion of a legal agreement. The development aims to provide new homes, commercial space, a primary school, and community facilities, along with public realm improvements.

Land at Bridge Close, Romford

The committee resolved to grant planning permission for application P1765.23, a hybrid planning application for land at Bridge Close, Romford. The application includes:

1. Full planning permission for the erection of three buildings comprising 383 residential units, 1,911 sqm of commercial floorspace, and a 4,202 sqm three-form entry primary school and nursery, with associated infrastructure and works.
2. Outline planning permission for up to 687 residential dwellings, community floorspace of up to 2,768 sqm, and up to 4,045 sqm commercial floorspace, together with associated infrastructure and public open space.

The decision is subject to:

• Receipt of an updated Flood Risk Assessment and confirmation from the Environment Agency that no objections are raised.
• Any direction by the Mayor of London.
• Prior completion of a legal agreement to secure planning obligations and planning conditions.

The planning obligations to be secured in the legal agreement include:

• Phasing Strategy: Submission and agreement of a phasing strategy, with S106 obligations taking effect on a phased basis.
• Affordable Housing: Provision of 35% affordable units, with a tenure split of 30% Social Rent / London Affordable Rent and 70% intermediate. Early, mid and late stage viability review mechanisms are required to ensure the tenure split is policy compliant.
• Highways/Access/Open Space: £1.6 million for pedestrian, cycle way, highway, and public transport improvements; provision of a new Waterloo Road Highway Crossing; provision of a bridge link over the River Rom to Atlanta Boulevard; River Rom improvements; public access agreements; maintenance of non-adopted public access routes and spaces; tenure blind access to communal amenity space; a detailed scheme for public open space and play spaces; a car club space and 2 years free membership for future residents; submission of Travel Plans; car free restriction on parking permits; a contribution for a local Controlled Parking Zone; and a contribution towards a feasibility study for rail impacts at Romford Station.
• Education: On-site provision of a new 3-form entry Primary School and Nursery, or a financial contribution of £2,370,726 towards education provision within the borough if the school cannot be delivered on site.
• Healthcare: £2,000,000 towards acute care in the Romford area, and an offer to the NHS trust for the potential medical centre on reasonable terms.
• Carbon Offset: Payment of a carbon offset contribution to the local authority carbon offset fund.
• Employment: A scheme to identify affordable workspace, submission and approval of a training and recruitment plan and an education commitments plan, skills training roles for construction apprenticeships, and securing at least 20% for local suppliers during construction.
• Commercial Uses: Provision of affordable work spaces on site, or a financial contribution towards affordable work spaces provision within the borough if on-site provision is not possible.
• Community Facilities: Not to develop any part of the buildings and structures at 91 Waterloo Road unless a replacement facility for the current place of worship is provided; provision of suitable access/parking to the London Ambulance Service (LAS) site during/after implementation of Phase 1; provision of an alternative site to accommodate the existing LAS; and provision of a community use agreement for the MUGA¹.
• Land Ownership: On acquiring third party land, to enter into a supplemental S106 agreement to bind that land to the relevant planning obligations in the original S106 agreement.
• Legal Costs, Administration and Monitoring: Payment of the Council's reasonable legal costs and administrative costs associated with monitoring compliance with the obligations.

The proposed development aligns with the aims of the Romford Strategic Development Area and the Romford Area Action Plan, supporting the delivery of new homes, including affordable housing, and integrating residential, commercial, educational, and community uses. The scheme includes a new primary school and nursery, flexible community and health spaces, and significant public realm improvements such as a civic square, riverside walkway, and a new pedestrian/cycle bridge over the River Rom.

The design quality is a major factor in the recommendation, with a high percentage of habitable rooms meeting daylight standards and homes designed to be accessible. The proposal also includes a robust flood risk and drainage strategy, biodiversity enhancements, and a commitment to sustainable transport through a largely car-free layout and improved pedestrian and cycle infrastructure. The development is considered to be in accordance with local and London Plan policies, and while some impacts on neighbouring daylight are acknowledged, these are considered to be outweighed by the significant public benefits of the scheme, including regeneration, housing delivery, and improved infrastructure.

Existing community/infrastructure uses on the site that benefit from a permanent lawful use are safeguarded through either reprovision as part of the development or retention of site until alternate provision is available.

Playing Field at Balgores Lane, Romford

The committee received a presentation for the construction of a 300-pupil school for pupils with special educational needs (SEND) with associated access, pupil pick up and drop off, parking and outdoor play/amenity spaces at Balgores Lane, Romford.

The proposed development was presented to enable Members to view it before a planning application is submitted and to comment upon it. The development does not constitute an application for planning permission and any comments made upon it are provisional and subject to full consideration of any subsequent application and the comments received as a result of consultation, publicity and notification.

The committee requested that the proposal return for a second development presentation, with the applicant focusing on the following key areas:

1. Travel Modes and Site Access: Clarity on the percentage split of travel modes and reassurance regarding the capacity for minibuses and coaches to access and manoeuvre within the site.
2. Traffic and Road Modelling: Further detail on road speeds and traffic flows into and out of the site, including specific modelling of a 20mph speed scenario outside the school.
3. Playing Field Concerns: Justification for the loss of playing field space, including evidence of historic and proposed usage.
4. Floodlighting and Outdoor Space: Clarification on whether the outdoor space (eg MUGA) will be floodlit.
5. Staff Parking Provision: Justification for the proposed staff parking provision in relation to proposed staff numbers.
6. Comparative SEND Provision: Comparative examples of other SEND schools to better understand the proposal in context.
7. Ventilation and Landscaping: Further information on the proposed ventilation strategy and reassurance regarding the longevity and maintenance of planting schemes.
8. Coach Access and Turning Space: Concerns about the adequacy of turning space for large coaches, with a suggestion to widen the access route.
9. Safety and Fleet Protection: Recommendation for both councils to engage with operators to understand how fleets are protected, especially for large vehicles entering and exiting the site.
10. Delivery Timing and Conditions: A note regarding delivery times and their convenience, particularly in relation to site access.

Land Adjacent to St Mary's Lane, Ockenden, Upminster

The committee granted planning permission for the development of a Battery Energy Storage System (BESS) with a capacity of 200MW for a temporary period of 40 years with associated infrastructure and works including highway access, landscaping and biodiversity enhancements at land adjacent to St Mary's Lane, Ockenden, Upminster.

The site is located in the Green Belt and the proposed development would constitute inappropriate development in the Green Belt. The development would have a significant impact upon the openness of the Green Belt. The harm identified by inappropriateness and significant harm to openness are given substantial weight in the planning balance.

The report advised that applicant has put forward a comprehensive case of very special circumstance (VSC) for the proposed development. The harm by reason of inappropriateness and any other harm, are outweighed by other considerations, so as to amount to the very special circumstances necessary to justify the development.

It was stated that the conflict with development plan and National Planning Policy Framework was considered to be outweighed by the Very Special Circumstances set out and as such, officers consider the proposal to be acceptable.

Councillor Jane Keane voted against the proposal whilst Councillor Ray Best abstained from the vote.

Veolia ES (UK) Ltd Coldharbour Lane, Rainham

The committee granted planning permission for an extension to the operational life of the landfill and composting facilities until the end of December 2029 and restoration of the land by 31st December 2031 with aftercare to 31 December 2036 at Coldharbour Lane, Rainham.

The committee noted that officers considered the proposal to be acceptable, subject to the completion of a Section 106 legal agreement pursuant to Section 106, Section 106A of the Town and Country Planning Act 1990 (as amended) and all other enabling powers to discharge the obligations in the original Section 106 dated 12 July 2016 subject to completion of a Section 106 agreement securing the planning obligations set out in the heads of terms under the recommendation and those obligations taking immediate legal effect and the planning conditions set out in the report.

Members voted unanimously for the resolution to grant planning permission.

Veolia ES Landfill Ltd, Coldharbour Lane, Rainham

The committee granted planning permission for permanent planning permission for the continued use of an adjacent compound area housing critical environmental infrastructure, including a gas engine compound, flare stack, and leachate treatment plant at Coldharbour Lane, Rainham.

The report advised that the development is considered acceptable in land use terms and raises no significant planning concerns in respect of design, access, or visual impact due to its containment within the existing compound area and screening.

Members voted unanimously for the resolution to grant planning permission.