Report attached.

The Committee received a presentation on the proposed redevelopment of the Liberty Shopping Centre and surrounding buildings. The scheme involves partial demolition and comprehensive redevelopment to deliver a residential-led, mixed-use development comprising approximately 700 new homes. Full planning permission is sought for Plot 1, with outline consent for the remaining plots to be delivered in phases over several years. Plot 1 has evolved through pre-application discussions and Quality Review Panel feedback, changing from three separate towers of 16–20 storeys to a single 25-storey building flanked by two wings of 10–11 storeys. The proposal includes new public realm created by removing the roof over parts of the shopping centre, with ground-floor retail and commercial units facing onto these areas to maintain a town centre character. A flagship retail unit is proposed on the Western Road corner.

Plots 2 and 3, fronting Market Place, will feature lower-rise buildings (5–6 storeys) with taller elements behind (10–14 storeys). These plots aim to create a food and beverage hub along Swan Walk to support the evening economy. The applicant is in discussions with the owner of the former Debenhams store to coordinate development and is considering incorporating Mercury House into the scheme, subject to acquisition. The redundant car park roof will be repurposed as “Makers Place,” a creative hub for start-ups, adding vibrancy to the town centre.

Members raised several points during discussion. Concerns included the policy basis for the proposed 25-storey building, its impact on Romford’s character, and microclimatic effects such as wind. Clarification was sought on which parts of the roof would be removed and how architectural variation would be achieved along Market Place to avoid uniformity. Questions were asked about fire safety, lift reliability, and provision of multiple exits for tall buildings. Members expressed differing views on car parking, with some highlighting the need to retain spaces for visitors and others noting London Plan restrictions and evidence of oversupply. The applicant confirmed that public parking provision will remain unchanged, with only derelict or non-public areas affected.

Further discussion focused on affordable housing, rental levels, and service charges, with members stressing the need for homes to be genuinely affordable for local residents. Requests were made for details on unit mix, phasing, and measures to minimise disruption to businesses during construction. Members also asked about community facilities such as health services and prayer rooms, and raised concerns about antisocial behaviour, security, and weather protection in open spaces. The applicant confirmed engagement with police and counter-terrorism officers and outlined design measures to improve safety and surveillance. Microclimate testing and wind mitigation will form part of the planning submission.

Members welcomed the intention to support independent retailers and local food businesses, alongside national brands, and encouraged discounted rents for start-ups. The Committee noted the importance of lessons learned from other developments and requested reassurance that these will inform design. There was general support for revitalising the town centre, but members emphasised the need for clarity on phasing, architectural quality, and integration of services.

The following considerations were summarised as the points raised by the Committee at the meeting:

•           Clarification requested on changes to retail floor space:

o          What exists now versus what is proposed in the future.

o          A full breakdown of all floor space in the development.

•          Concern raised about whether there will be sufficient food and beverage floor space.

•           Questions on tall buildings:

o          Policy support for the tallest building proposed.

o          Concern that no clear policy exists for this height.

o          Whether the master plan has been properly considered.

•           Request for more detail on microclimatic impacts and practical effects.

•          Clarification sought on which parts of the shopping centre roof will be retained and which will be removed.

•           Comments on architecture:

o          Desire for variation in design along Market Place.

o          Avoid uniformity similar to the opposite side of Market Place.

•           Fire safety concerns:

o          Clarification on provision of exits and reliability of lifts in tall buildings.

•           Height and character:

o          Ensure building heights are appropriate and in keeping with Romford town centre.

•           Parking considerations:

o          Take account of residents and visitors who still wish to drive to the town centre.

•           Affordability concerns:

o          Homes should be affordable for local residents.

o          Avoid hidden service charges.

•          Request for a physical or digital model to better understand the development layout.

•           Details on phasing:

o          How construction will be managed to allow the shopping centre to operate.

o          Impact on footfall and local businesses during works.

•           Clarification on Mercury House:

o          Whether demolition or integration is planned.

•           Affordable housing:

o          Request for details on social rent levels and proposed unit mix.

•           Community services:

o          Consider inclusion of health facilities, prayer rooms, and other amenities to support residents.

•           Community safety concerns:

o          Prevent antisocial behaviour and intimidating spaces.

o          Ensure open areas are protected from adverse weather.

•           Design lessons:

o          Apply learning from previous shopping centre developments to avoid past issues.

•          Reassurance requested that all these concerns will be addressed in the planning application.

•        Support expressed for provision of smaller retail and food units for independent businesses, not just large chains.

•           Additional phasing point:

o          Understand construction impacts on nearby businesses and how disruption will be minimised.

•           Parking flexibility:

o          Explore whether residents can purchase or rent spaces in existing multi-storey car parks.

Members were reminded to email any further comments or considerations to the Head of Strategic Planning within a week of the meeting.