The Planning Committee of Redbridge Council was scheduled to discuss a proposed development at 60 to 66 Snakes Lane East, Woodford Green. The meeting's agenda also included the review of draft minutes from a previous meeting.

Development at 60 to 66 Snakes Lane East, Woodford Green

The committee was scheduled to consider a full planning permission application for a development at 60 to 66 Snakes Lane East, Woodford Green IG8 7QQ. The proposal involved the demolition of existing retail units and associated structures, and the removal of seven trees. It was planned to erect a six-storey building comprising mixed-use with commercial space at ground floor level (Class E (a to f)) and 18 self-contained flats (Class C3) above. The development also included associated landscaping, access, cycle storage, waste/refuse storage, and amenity space.

The report pack indicated that the development would contribute to the council's housing delivery targets, with 18 new homes planned. The proposal was assessed against the Redbridge Local Plan 2015-2030 and the London Plan 2021, with consideration given to national planning policy, including the National Planning Policy Framework (NPPF).

Key considerations outlined in the report pack included:

• Housing Delivery: The proposal was noted as contributing to the London Plan's housing completion target for Redbridge. The report highlighted the council's current housing delivery performance and the implications of the Housing Delivery Test, which suggested a presumption in favour of sustainable development for housing schemes.
• Principle of Development: The report indicated support for housing in this town centre location, which has a medium level of public transport accessibility (PTAL 3). The proposed commercial use at ground floor was also considered compliant with policies for primary retail frontages.
• Affordable Housing: The applicant's Financial Viability Statement indicated a deficit, meaning no affordable housing would be provided on-site. However, the report noted that two review clauses would be included in the Section 106 agreement to capture future enhanced values.
• Residential Quality: The proposed flats were assessed against national and London Plan space standards, with the report concluding that they would meet the required standards for floorspace, balconies, privacy, outlook, and light.
• Design Quality: The six-storey scheme was designed to act as a marker building for Woodford town centre and station. The report discussed the building's height, scale, massing, and architectural style, noting its reference to nearby art deco elements. The design was reviewed by an internal urban design professional and the external Design Review Panel.
• Impact on Heritage Assets: The report detailed the potential impact on the nearby Woodford Broadway conservation area. The conservation officer objected, citing a less than substantial harm due to the scale of the scheme potentially overshadowing Edwardian buildings. However, officers concluded that this harm was outweighed by public benefits.
• Impact Upon Neighbouring Occupiers: The report assessed the impact on sunlight, daylight, privacy, and outlook for neighbouring properties. It noted potential moderate and significant impacts on daylight and sunlight for flats at 1a to 1e Madeira Grove, and recommended conditions to mitigate privacy concerns.
• Transport: The proposal was for a car-free development, with a focus on promoting sustainable travel. The report outlined conditions and Section 106 obligations related to parking permit restrictions, investigation into a Controlled Parking Zone (CPZ), and the creation of disabled parking spaces. Cycle parking and waste management provisions were also detailed.
• Trees, Landscaping and Ecology: The removal of some trees was proposed, with an offer to plant ten new trees off-site to compensate for the lack of on-site Urban Greening Factor (UGF). The report also addressed Biodiversity Net Gain (BNG) and contributions towards the Epping Forest Special Area of Conservation (SAC).
• Sustainable Design and Energy Efficiency: The development was designed to achieve significant on-site reductions in carbon dioxide emissions, exceeding targets. It included plans for air source heat pumps and solar PV panels, with a cash in lieu contribution for any remaining emissions.
• Environmental Considerations: The report covered air pollution, land contamination, noise pollution, and flood risk. The proposal was assessed as being air quality neutral, and conditions were recommended to manage noise and dust during construction. Sustainable Urban Drainage Systems (SUDS) were planned to manage surface water.
• Safety and Security: Fire safety measures were detailed, including the use of sprinklers in all flats and commercial units. The development was also to incorporate crime prevention measures, with advice sought from the Metropolitan Police.
• Planning Obligations and CIL: The report outlined proposed Section 106 obligations covering affordable housing (through review clauses), employment skills and training, transport improvements, street tree planting, Epping Forest SAC payments, and carbon offset contributions. The Community Infrastructure Levy (CIL) liability was also estimated.

The report concluded with a recommendation to grant planning permission, subject to the satisfactory completion of a legal agreement under Section 106 and the imposition of a list of planning conditions.

The meeting also included the review of the draft minutes from the previous Planning Committee meeting held on 15 April 2026.