The Planning Committee of Barking and Dagenham Council unanimously approved a major redevelopment proposal for the former Wickes site on Hertford Road, Barking. The decision, made after extensive discussion and consideration of public objections, will see the demolition of existing structures to make way for 850 new homes, commercial spaces, and significant public realm improvements, including a new park and riverside walk.

Wickes Development, Hertford Road, Barking

The committee granted planning permission for the comprehensive redevelopment of the Wickes site on Hertford Road, Barking. The approved scheme will deliver 850 new residential homes, comprising a mix of private sale, build-to-rent, shared ownership, and social rented units, with 36% of the homes designated as affordable housing. The development will also include flexible commercial floor space (Use Class E) and a community education facility (Use Class F1), alongside substantial public realm enhancements, including a new central park, a riverside walk, and play spaces. The project aims to transform the allocated site into a vibrant, residential-led, mixed-use development.

The decision was made subject to the withdrawal of an outstanding objection from the Environment Agency regarding flood risk and the completion of a Section 106 legal agreement. This agreement will secure various planning benefits, including contributions towards healthcare and education, employment and skills initiatives, and highway improvements.

During the meeting, councillors engaged in detailed discussions with planning officers, the applicant's agents, and a registered objector. Key areas of debate included the provision of affordable housing, the unit mix, design and scale of the buildings, impacts on neighbouring amenity, flood risk, and transport infrastructure.

Affordable Housing and Unit Mix: Councillor Muhib Chowdhury questioned why 50% affordable housing was not provided. Nicholas Jehan, from Be First Development Management Team, explained that while the London Plan has a strategic target of 50%, a threshold approach allows schemes providing 35% affordable housing to bypass detailed viability testing, encouraging delivery. He highlighted that 36% affordable housing by habitable room, with a significant proportion in social rent tenure, was a strong commitment in the current economic climate. Councillor Ingrid Robinson sought clarification on the 36% by habitable room metric, which Jehan explained ensures a focus on affordable floor space rather than just unit numbers, and allows for the prioritisation of family-sized homes to meet identified needs. The final scheme includes 131 social rented units, 154 shared ownership units, 190 build-to-rent units, and 375 private sale units.

Design, Scale, and Heritage: The proposed development features six blocks ranging from 18 to 31 storeys. While the tallest blocks slightly exceed the 95m height outlined in Local Plan Policy SPP1, officers deemed this acceptable due to their role as wayfinding elements and the overall townscape benefits. The design incorporates high-quality materials, including glazed bricks, and features articulated tops for visual interest. The scheme's impact on the Grade II listed bridge over the River Roding was discussed, with officers acknowledging a less than substantial harm to its setting, but concluding that the significant public benefits of the development outweighed this. A comprehensive scheme of heritage works to the bridge, including repairs and repointing, will be secured through the Section 106 agreement.

Environmental Considerations: Concerns were raised regarding flood risk, with an outstanding objection from the Environment Agency. The applicant has been asked to provide further information, including intrusive surveys of flood defences, or propose replacement defences. The committee was assured that planning permission would not be issued until the Environment Agency's concerns were resolved. Noise and air quality impacts, particularly from the adjacent A406, were addressed through proposed mitigation measures, including acoustic glazing, ventilation systems, and a noise barrier. The development also includes significant biodiversity enhancements, aiming for a 680% biodiversity net gain, exceeding the 10% statutory target.

Transport and Infrastructure: The development is proposed as car-free, with 27 accessible parking spaces provided. Contributions will be made towards local highway improvements, including potential signalisation of the A124/A406 roundabout and the provision of an eastbound bus stop. The scheme also includes extensive cycle parking facilities. A key sustainability feature is the proposed connection to the Barking Town Centre District Energy Network, with feasibility studies required to confirm the route through the Grade II listed bridge.

Public Objection: Paul Scott, representing various local groups including the Barking, Dagenham Heritage Conservation Group and the Ripple Effect Group, raised objections concerning the loss of the Wickes site, strain on local infrastructure, flood risk, and the lack of genuinely affordable social housing. He argued that the development would not benefit the local population and that the area lacked the necessary infrastructure to support such a large influx of new residents. Councillor Cameron Geddes and Councillor Rubina Siddiqui engaged with Mr. Scott, acknowledging his concerns but highlighting the significant provision of social housing units and the council's efforts to lobby for improved infrastructure.

Decision: Following debate, the committee voted unanimously to approve the application, subject to the conditions outlined in the reports pack and the completion of the Section 106 legal agreement. The approval is contingent on the Environment Agency withdrawing its objection regarding flood risk.

The meeting also included the confirmation of previous minutes and a brief discussion on other council business.