Members are invited to disclose any interest in any of the items on the agenda at this point in the meeting.

Members may still disclose any interest in an item at any time prior to the consideration of the matter.

There were no interest disclosured at the meeting.

To approve as a correct record, the minutes of the meeting of the Committee held on 22 January 2026 and to authorise the Chair to sign them.

The Committee agreed for the Chairman to sign the minutes of the meeting held on 22 January 2026.

Report attached.

The Committee received a presentation on the a proposed development site, comprising approximately 570 homes and some ancillary non-residential floorspace. The developable areas would be concentrated across the central and western parts of the site, whilst the eastern half of the site would be used as areas of open space. This results in a scheme where approximately 12 of the 24.5-hectare site would be built on.

The scale of the proposed development includes buildings of heights increasing from two and a half storeys around the periphery of the site, up to four storeys in the centre, with intervening heights of three storeys, to gradually step up away from the site boundaries.

Members held a detailed discussion on the proposed development at Benets Road, focusing primarily on the site’s Green Belt status and questioning why this location had been selected for housing given its protected designation and limited transport links.

Concerns were raised about the lack of sustainable travel options, with only one bus route serving the area, and Members queried the impacts of introducing between 470–500 new homes on local highways, existing congestion, and junction capacity.

Environmental issues featured prominently, including potential loss of biodiversity, impacts on wildlife, protected woodlands, the Ingrebourne valley, and the vulnerability of the river corridor and SINC. Questions were asked about tree loss, woodland retention, and whether wildlife movement would be restricted.

With its agreement, a ward Member, Councillor Laurance Garrard addressed the Committee. Councillor Garrard  stated that the proposal to build up to 500 homes on the fields behind Benets Road and Wingletye Lane poses a serious threat to the semi-rural character of this part of Havering. Although labelled by developers as “grey belt,” the land is in fact a vital part of the Green Belt, preventing urban sprawl, preserving openness, and maintaining the distinct identities of Hornchurch and Upminster. The area contains productive agricultural land, woodlands, and key parts of the Thames Chase Community Forest, as well as the River Ingrebourne—an important wildlife corridor supporting species such as badgers, foxes, bats and owls. The proposal is seen as speculative and developer driven rather than part of a strategic, plan led approach. Concerns were also raised over the Council’s initial decision not to require an Environmental Impact Assessment. Residents depend on the Green Belt as essential natural space, and once reclassified it is lost permanently. Councillor Garrard called on the Council to oppose the proposal, reject any future application and protect Havering’s Green Belt and local character.

During general debate Members highlighted that the site comprises Grade 2 agricultural land and lies within a minerals safeguarding area, raising concerns about sterilisation of mineral resources and long term land protection. The applicant outlined their view that parts of the site constituted “grey belt” rather than Green Belt and described their assessments of Green Belt purposes, sustainability, and housing need. Members remained concerned about walking distances to stations, the realism of transport assumptions, and the sustainability of the site overall.

Questions were also raised regarding  ...  view the full minutes text for item 17.

Report attached

The report before the Committee sought planning permission under Section 73 of the Town and Country Planning Act 1990 to vary Conditions 5 (Approved Plans) and 9 (Parameter Plans) of planning permission ref. P0761.20 in order to amend the approved development parameters for Plots 9 and 10 of the Waterloo Estate masterplan. The proposed changes comprise modest revisions to building footprints, heights and layout, including a reduction in maximum building heights, consolidation and simplification of massing, rationalisation of core arrangements, and minor realignment of buildings within the approved plot envelopes. The amendments are intended to improve deliverability and compliance with updated building regulations while maintaining the approved land use, housing quantum, and overall design principles of the consented scheme.

The amendments can be summarised as follows:

• Reduction in overall building heights across both plots:

•           Plot 9: Maximum height reduced from 8 storeys to 6 storeys.

•          Plot 10: Uniform height of 4 storeys introduced, replacing stepped 4–5 storey massing.

• Refined parameter dimensions:

•        Overall building lengths and widths updated to reflect consolidated massing.

•           Plot 9: 41.5m and 55.1m length blocks (previously split 41m + 59m).

•        Plot 10: Increased maximum length (now 74m) and more consistent form, previously 69.5m

.

• Reduction in total building mass and footprint complexity:

•        Consolidation of multiple smaller blocks into a single, more coherent building on each plot.

•           Simplified building forms supporting more efficient delivery.

• Rationalisation of core strategy:

•        No buildings now exceed 18m in height, avoiding "high-risk" classification.

•           Removal of dual-core buildings, reflecting updated building layouts.

• Improved closest separation distances to site boundaries and surrounding development:

•           Plot 9: Northern boundary increased to 7.75m (previously 5m).

•        Plot 10: Minimum southern boundary increased to 6.3m (previously 5.8m).

• Improved contextual response:

•   Setbacks adjusted to better respect proximity to St Andrew’s Church and Cotleigh Road.

•           Enhanced public realm interfaces and daylight/sunlight conditions.

• Minor repositioning within plot boundaries:

Realignment of building footprints within approved plot envelopes for design optimisation.

The Committee was provided an overview of the material planning considerations for the current application. The case officer explained that the proposal seeks minor amendments to the approved scheme, primarily involving adjustments to building footprints and heights. The previously approved layout was shown in blue, with proposed changes highlighted in red. Overall, the building footprints remain largely the same, with some modest reductions. The blocks have been redesigned into a more linear form.

•           Block 10 (to the north) has shifted slightly northwards but remains in keeping with the settlement pattern.

•           Block 9 (to the south) retains much of its original footprint.

Members were informed that the amendments reduce building mass and bulk, distributing it more evenly and linearly across the site.

Building Heights

•           Plot 9 (South) was previously approved at 8 storeys. The proposal reduces this to 6 and 4 storeys, representing a significant reduction in height and visual impact.

•           Plot 10 (North) was previously part 2, part 5 storeys.  ...  view the full minutes text for item 18.

Report attached.

The report before the Committee sought approval of reserved matters following outline approval P0761.20 (Appearance, Landscaping, Layout and Scale) for Plots 9 and 10 of the Waterloo Estate to provide residential units, community use, public realm, private amenity space, car parking and associated works pursuant to Condition 2 of Planning.

It was stated that the reserved matters submitted included detailed information on appearance, scale, layout and landscaping and has been prepared in accordance with the approved Design Code and Development Specification.

The Case officer provided further detail regarding the proposed development, focusing on appearance, landscaping, layout, and scale. Members were directed to the elevation drawings, noting the block to the south west which presents a stepped height of 4 to 6 storeys.

The officer highlighted key references on the drawings, including Queen Street and St Anthony’s Church to the south, which help show how the development integrates with its surroundings. The development continues to reflect the principles established in the design code, with a series of well-articulated buildings forming a coherent layout.

It was stated that in terms of overall appearance, the officer confirmed that the architectural approach, materials, and detailing remain of high quality and consistent with both the design code and the previously approved parameters. External finishes will comprise a mixture of light buff and darker brick tones, providing variety while maintaining cohesion across the blocks. Building services and drainage features have been carefully incorporated into the design to ensure a tidy and well-resolved external appearance.

For Plot 10, the officer explained that the proposal introduces a uniform four storey building to the north, replacing the previously approved varying heights. This simplified form still sits comfortably within the approved massing envelopes and respects the scale of the wider context. The heights and massing across the scheme are considered appropriate and are expected to result in a reduced visual impact compared with the original hybrid permission.

The case officer also addressed layout and amenity. The site retains the approved circulation routes, open spaces, and separation distances between buildings, ensuring acceptable amenity levels for both future occupiers and neighbouring properties. Parking and access arrangements remain consistent with those already approved under the hybrid scheme and assessed again under the Section 73 application. Landscaping proposals include structured planting to enhance the public realm, support biodiversity, and improve place making across the site. Officers noted particular interest in enhancing planting at the southern edge of the development and confirmed that conditions have been included to secure further improvements at detailed design stage.

During discussion, a Member commended the applicant for listening to residents over an extended consultation period. They expressed appreciation for the significant height reductions, which aligned with longstanding community requests. Members raised concerns previously expressed by residents about the community gardens, noting that these had been addressed in the revised proposal. They asked that continued engagement with residents of Collier Row be prioritised in the next stages, particularly given earlier issues where gardens had not been accessible to the local  ...  view the full minutes text for item 19.