The Waltham Forest Council Planning Committee met on 2 September 2025 and approved planning permission for a mixed-use development on Larkshall Road in Highams Park, and a roof extension on St Peters Avenue in Walthamstow. The committee delegated authority to the Assistant Director - Development Management and Building Control to formalise the wording of conditions and reasons for refusal, if necessary.

Land to the Rear of 480-510 Larkshall Road, E4

Planning permission was granted for the demolition of existing buildings and erection of two six-storey blocks comprising 46 residential units and commercial floorspace, subject to conditions, informatives, and the completion of a Section 106 Legal Agreement (S106).

The development site, known as James Yard, is located to the rear of 480-510 Larkshall Road, Chingford, and the application was referred to the Planning Committee due to the level of public interest and a call-in from a councillor in an adjoining ward.

The proposal includes:

• 46 residential units (Use Class C3¹)
• Commercial space (Use Class E²)
• Amenity spaces
• Playspace provision
• Cycle and vehicle parking
• Refuse and recycling facilities
• Service bay
• Landscaping
• Associated works

The committee report noted that the site is within the Highams Park Town Centre, a designated Strategic Location and District Centre. The site is also within the South Chingford Critical Drainage Area.

Key aspects of the S106 agreement include:

• Affordable Housing: A £100,000 financial contribution towards off-site affordable housing provision, with early and late-stage viability reviews.
• Employment and Skills: Requirements for local labour and apprentice posts during construction, with financial default payments for non-compliance.
• Highways: Contributions towards Construction Logistics Plan monitoring (£4,500), walking and cycling improvements (£46,000), CPZ consultation (£15,000), and parking enforcement (£68,856).
• Car-Free Housing: Standard clauses securing car-free status, restricting residents' eligibility for parking permits.
• Transportation: Contributions towards a new station entrance in Highams Park (£25,000) and travel plan monitoring (£4,500).
• Wheelchair Housing: Implementation of a Wheelchair Accessible Dwelling Marketing Strategy.
• Energy and Sustainability: A £24,854 contribution towards a Carbon Offset Fund, connection-ready provisions, and post-construction energy performance monitoring ('Be Seen').
• Street Trees: Mitigation for the loss of street trees and a management/pruning plan for retained trees.
• Epping Forest Special Area of Conservation (SAC): A £29,900 contribution towards the Strategic Access Management and Monitoring Strategy (SAMMs).
• Biodiversity Net Gain (BNG): Registration of the site on the Biodiversity Gain Site Register, completion of habitat creation and enhancement works, and financial contributions towards BNG monitoring.
• Air Quality: A £4,800 contribution towards the implementation of the council's Air Quality Action Plan.
• Architect Retention Clause: Ensuring the retention of the architects of the approved drawings throughout the construction phase.

The committee report addressed concerns raised during public consultation, including the height and massing of the development, its impact on the character of the Highams Park District Centre, the setting of locally listed assets, residential amenity, parking stress, and the viability of the commercial space.

5 St Peters Avenue, Walthamstow, E17

Planning permission was granted for a hip-to-gable side roof extension, a dormer roof extension to the main rear roof, the installation of three roof lights to the front roof slope, and the installation of bicycle storage and soft landscaping at the front garden of 5 St Peters Avenue, Walthamstow, E17, subject to conditions and informatives.

The application was referred to the Planning Committee because the applicant is related to council employees.

The proposal includes:

• A hip-to-gable side roof extension, extending the ridge line by 4.2 metres.
• A dormer roof extension to the main rear roof with French doors and safety railings, measuring approximately 5.8m wide, 2.8m high, and 3.8m deep.
• Three roof lights to the front roof slope.
• A timber-slatted bicycle store with a hinged roof, measuring 3.5m in length, 1.4m in width, and 1.32m in height, positioned at the front corner of the garden.
• New hedge planting to provide screening to the cycle store, along with soft landscaping to the front garden.

The committee report noted that the neighbouring property (No. 4) has previously been extended with a similar hip-to-gable side roof extension and a rear dormer roof extension, which was initially refused but later approved on appeal.

The committee report concluded that the proposed development would not result in a harmful impact on the character and appearance of the property or the surrounding area and would not have a detrimental impact on neighbouring amenity.