Report attached.

The Committee received a presentation on the proposed demolition of the existing building, followed by a residential-led redevelopment of the site, with some ground floor commercial and community spaces, and the creation of a primary school

The application site comprises a large brownfield site located just south of the Romford Ring Road (Oldchurch Road), east of Rom Valley Way, north of the Seedbed Centre site and west of the River Rom. Within the 1.9 hectare site is a large vacant retail store (formerly Homebase) with the remainder of the site laid to hardstanding which used to function as Homebase’s car park and external storage areas.

The proposed redevelopment seeks to provide 584 homes, approximately 200 sqm of commercial floorspace, a new public park and space set aside for a new primary school.

A Member queried flood risk mitigation, noting potential vulnerability at ground-floor level. Officers confirmed most of the site lay outside flood zones and that mitigation measures included minor level increases, bank naturalisation, and increased watercourse capacity, to be secured through conditions and the Flood Risk Assessment.

A Member asked whether the provision of a school formed part of the proposal. Officers confirmed no school was included in the application, but land was safeguarded for future provision through a Section 106 agreement.

Members raised concerns regarding parking provision, particularly disabled parking, and suggested this be increased if possible. Affordable housing was welcomed, though Members queried why only the minimum policy level was proposed and encouraged consideration of additional provision, including for key workers.

The Committee expressed concern about cumulative parking and traffic impacts arising from multiple developments coming forward concurrently. Members urged a coordinated approach with relevant bodies to ensure parking and transport arrangements were workable in practice.

Members welcomed increased public open space but raised concerns about limited connectivity to the town centre, station, and hospital, and the barrier effect of surrounding roads. Officers confirmed pedestrian routes were provided within the site and that contributions would support wider connectivity improvements, including future crossings.

Members raised concerns about graffiti, littering, and long-term management of the river corridor. It was suggested that improvements to areas along the river wall and Old Church Road be considered as part of the development works.

The Committee raised concern about the proposed height of up to 16 storeys which was considered to be at the upper limit of acceptability. Members requested further information on internal layouts and apartment sizes.

The following points were agreed as a summary of the Committee’s views on the development:

1.      The importance of fully addressing and mitigating flood risk was emphasised, with a request that all mitigation measures are clearly explained and fully set out in any future application.

2.      Concerns were raised regarding the division and scale of the school, alongside wider discussion about parking provision, including whether sufficient and safe parking spaces are proposed. Members also highlighted the potential cumulative impacts of surrounding developments.

3.      Consideration was requested as to whether the street design could accommodate informal or on street parking, as a means of alleviating potential parking pressures arising from the development.

4.      The provision of affordable housing was welcomed, with a question raised as to whether there may be opportunities to increase affordable housing, particularly given the site’s proximity to the hospital.

5.      The increase in public park and open space provision was welcomed; however, questions were raised regarding the necessity and design of the proposed entrance feature, as well as concerns about the lack of connectivity, particularly along the river corridor and between the site and surrounding areas.

6.      Members highlighted the importance of pedestrian connectivity, including strong links to the hospital, nearby community facilities and adjacent sites. There was also a request to explore opportunities for community involvement and stewardship of the river corridor, to help foster a sense of ownership and responsibility.

7.      Concerns were raised about the height of the proposed development, with the view that it pushes policy boundaries and risks normalising taller building heights across the wider area, contrary to policy expectations of varied building heights.

8.      While acknowledging that policy provides some flexibility on height, Members requested further detail on internal space standards, including floor plans, ceiling heights and levels of daylight.

9.      Finally, attention was drawn to the area at the northern end of the river where the sewer emerges near the road, with a request to explore opportunities for environmental improvement and to clarify land ownership and responsibility for that area.