Here's a summary of the Barking and Dagenham Planning Committee meeting:

The committee unanimously approved a planning application for the comprehensive redevelopment of the Wicks site on Hertford Road, which includes the demolition of existing buildings and the construction of new residential homes and flexible commercial space. The development is set to deliver 850 new homes, with 36% designated as affordable housing, alongside community spaces and significant public realm improvements. Approval is contingent on the Environment Agency withdrawing its objection related to flood risk.

Wickes Development, Hertford Road

The committee considered an application by Baymore Investing Ltd for planning permission at the Wickes Extra site on Hertford Road for the demolition of existing buildings and a comprehensive redevelopment to provide 850 new homes, flexible commercial floorspace, community floorspace, public realm enhancements, and associated facilities.

The committee voted to approve the application, delegating authority to the Strategic Director of Inclusive Growth and Head of Planning and Assurance to grant planning permission subject to the completion of a legal agreement and the withdrawal of the Environment Agency's objection.

Key aspects of the proposal:

• Housing: The development will provide 850 new homes, a reduction from the originally proposed 880, with 36% as affordable housing by habitable room. This includes 131 social rented units, 154 shared ownership units, 190 build-to-rent units, and 375 private sale units. 10% of the units will be wheelchair accessible. Councillor Ingrid Robinson asked for clarification on the term 'habitable room', and was told that it was a bedroom, living room, or kitchen diner.
• Land Use: The site is allocated for a residential-led mixed-use development, supporting the provision of residential accommodation. The density of the scheme is also supported, with the development proposing 850 units against a minimum requirement of 899 in the site allocation.
• Commercial and Education Space: The scheme includes commercial spaces at ground and lower ground levels, as well as a Class F1 education unit to be secured at a peppercorn rent for a local community group, such as the River Roading Trust.
• Public Realm: A central park, a riverside walk, and cycle paths are planned, with a biodiversity net gain of 680%. The London plan target is 10%. The urban greening factor[^1] is 0.56 against a target of 0.4. [^1]: Urban greening factor is a metric used to measure the proportion of green space in a development.
• Design and Layout: The development is split across six blocks, ranging from 18 to 31 storeys, delivered in three phases. The massing varies to provide visual interest, and the buildings have a clear bottom, middle, and expressed top.
• Sustainability and Energy: The applicant proposes to connect to the B&D Energy District Heating Network.
• Financial Contributions: The scheme includes approximately £1.5 million in mayoral Community Infrastructure Levy (CIL), approximately £5.5 million in borough CIL, over £2 million in contributions towards healthcare, £670,000 towards education with a priority for Special Educational Needs and Disabilities (SEND), a £40,000 contribution towards nearby play space improvements, and a roughly £935,000 carbon offset contribution.
• Highways and Transportation: The development is intended to be car-free, with the exception of disabled parking spaces. The applicant has agreed to contribute towards a local highways authority project to improve congestion and cycle and pedestrian access.

Issues Raised and Addressed:

• Affordable Housing: Councillor Mohib Chowdhury asked why the development did not aim for 50% affordable housing. Nicholas Jihan from BFIRST Development Management Team explained that the London Plan sets out a threshold approach in terms of viability testing, and that providing 35% affordable housing allows the scheme to proceed without the usual viability testing.
• Habitable Room Definition: Councillor Ingrid Robinson sought clarification on the term 36% affordable housing by habitable room . Nicholas Jihan explained that this metric assesses affordable housing based on habitable rooms (bedrooms, living rooms, kitchen diners) rather than the number of units, to encourage the provision of more family units.
• Infrastructure Capacity: Councillor Robinson asked about the capacity of local schools and doctor surgeries. Nicholas Jihan responded that education and NHS colleagues indicated sufficient capacity in neighbouring facilities, and contributions towards healthcare and education have been secured.
• Energy Network and Bridge Improvements: Councillor Robinson also enquired about the energy connection over the Grade II listed bridge over the River Roding, and whether structural improvements to the bridge would be included. Nicholas Jihan clarified that the energy connection would require resurfacing the bridge, and the applicant would also undertake heritage benefits to the bridge, such as repainting it in a correct heritage colour and repairing iron and brick work.
• Social Rent Service Charges: Councillor Cameron Geddes asked about service charges applied to social rent properties. Nicholas Jihan said that social rent is the cheapest rental product and is calculated based on central government calculations.
• Visitor Parking and Waste Management: Councillor Geddes raised concerns about visitor parking and waste management. Nicholas Jihan explained that a traffic management order is proposed for Hertford Road to secure pay and display parking for visitors. He also detailed the waste management strategy, where the managing agent will move waste from the blocks to designated waste storage areas for collection.
• Flood Risk: Councillor Geddes asked about the clear route forward for flood protection. Nicholas Jihan explained that the Environment Agency requires intrusive surveys of the flood defences to assess their lifespan. The applicant can either undertake these surveys and propose designs for new flood defences, or propose to replace the flood defences in full. Mr. Cooglan, Head of Development, clarified that planning permission would not be granted until the Environment Agency withdraws its objection.
• Social Housing: Paul Scott, speaking on behalf of groups including the Barking, Dagenham Heritage Conservation Group, raised concerns about the lack of genuinely socially affordable council housing. Councillor Geddes responded that the 131 social housing units would take 131 families off the housing waiting list.
• Car-Free Development: Paul Scott also raised concerns about the car-free nature of the development and its potential impact on traffic and congestion in the surrounding area. Councillor Geddes responded that the project is virtually car-free and that the council would lobby for increased funding for health, police and transport due to the increased population.

Environment Agency Flood Risk Objection

A key point of contention was the outstanding objection from the Environment Agency regarding flood risk, as the application site is within flood zone 3¹. Nicholas Jihan explained that the applicant had arranged a meeting with the Environment Agency and there was a clear route forward to resolve the objection.

Representations

Paul Scott, speaking on behalf of the Barking, Dagenham Heritage Conservation Group and the Ripple Effect Group, raised objections regarding social, environmental, public health, fire safety, harm to heritage, loss of a large commercial site, and flood risk.

Committee Decision

Despite the concerns raised, the committee voted to approve the application, subject to the resolution of the Environment Agency's objection and the completion of a Section 106 agreement².