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

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• 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. The proposal rationalises this into a single linear building of consistent height.

The Case Officer detailed the following material planning considerations the Committee:

•           Principle of Development: Already established under the earlier approved scheme (ref. 076120). The proposal complies with current planning policy and the agreed masterplan.

•           Visual and Landscape Impact: Improved due to reduced heights and a more modest massing approach, aligning with the masterplan vision for the area.

•           Neighbouring Amenity: The reduced heights lessen the impact on sensitive residential receptors, particularly those to the west and in Collier Row.

•           Housing Quality: No material change. The scheme remains 100% affordable, comprising 70% social rent and 30% intermediate, delivering 107 units. An increase in dual aspect units was highlighted as a positive.

•           Ecology and Biodiversity: No material changes.

•           Transport and Parking: Unchanged from the previously consented scheme.

During general debate a Member queried the nature of public comments received. Officers confirmed that two formal objections were submitted. Additional correspondence from statutory consultees was recorded as comments rather than objections. It was noted that an objection related to concerns about a 16-storey height on the wider site; officers confirmed this does not form part of the current application.

Members welcomed the reduction in building heights, noting it addresses previous concerns that earlier proposals pushed the acceptable height limits for Romford.

A Member raised a reservation regarding floor to ceiling heights, noting these had changed outside the committee process and may affect living conditions. On a positive comment, Members noted the increased number of dual-aspect units, which was viewed as an improvement in residential quality.

The Committee commended officers for their ongoing engagement with residents, acknowledging the extensive consultation undertaken and the responsiveness shown in shaping the revised scheme.

The Committee RESOLVED to GRANT PLANNING PERMISSION under Section 73 of the Town and Country Planning Act 1990 (as amended) to vary Conditions 5 and 9 of planning permission ref. P0761.20, to allow amendments to the approved parameter plans and associated plan references in relation to Plots 9 and 10, subject to the conditions listed in the report.

The Committee voted unanimously to approve the application.