The Local Development Committee of Newham Council met on Wednesday 29 May 2024 to consider two planning applications. The meeting's agenda included discussions on a proposed residential development at 142 New City Road, Plaistow, and a mixed-use development at 2-8 Water Lane, Stratford.

142 New City Road, Plaistow, London, E13 9PY

The committee was scheduled to discuss a proposal for the demolition of an existing building at 142 New City Road, Plaistow, to make way for a two-storey residential building containing two one-bedroom and two two-bedroom units. The report pack indicated a recommendation for refusal of this planning application.

The officer's report detailed several reasons for the recommended refusal. A primary concern was the loss of a family-sized dwelling, which the council aims to protect, arguing that the new development did not re-provide such housing. The report also highlighted concerns about the quality of accommodation, citing insufficient private external amenity space and potential issues with bedroom privacy due to proximity to communal areas.

In terms of urban design and place-making, the proposed development was considered to be of an excessive scale and bulky nature, failing to integrate harmoniously with the surrounding street scene and character of the locality. The report also noted concerns about the impacts on neighbouring amenity, specifically regarding the loss of daylight and sunlight and an increased sense of enclosure for the adjacent property at 144 New City Road.

Furthermore, the proposal was flagged for unsustainable transport provisions, with insufficient cycle storage and the inappropriate inclusion of a car parking space where a car-free scheme was deemed desirable. Issues with waste management were also raised, with a lack of adequate detail and provision for waste and recycling. Finally, the report stated that the development had failed to maximise opportunities to enhance biodiversity on the site.

2-8 Water Lane, Stratford, London, E15 4NH

The committee was also scheduled to consider a proposal for the demolition of existing buildings at 2-8 Water Lane, Stratford, to construct a new six-storey building with the upper two storeys set back. This development would provide 20 residential units and a Class E use at ground floor, along with associated landscaping, refuse, and cycle storage. The report pack indicated a recommendation for approval of this planning application.

The officer's report outlined that the principle of the development was acceptable, given the site's location and the previous consent for a similar development. The housing offer was considered strong, with 20 residential units proposed, including 9 family-sized units (45% of the total), exceeding the local plan requirement. The development also proposed 25% affordable housing, comprising five units for London Affordable Rent, which was deemed genuinely affordable. The quality of accommodation was assessed as acceptable, meeting internal space standards and providing private amenity space for all units.

Regarding urban design and place-making, the proposed six-storey building was considered to sit comfortably within the context of the adjacent university buildings and was deemed to enhance the street scene. The report noted that the upper two storeys would be set back, creating a stepped massing that would aid integration. The proposed material palette, including red brick and metal cladding, was considered appropriate.

The report indicated that impacts on neighbouring amenity were considered acceptable, with sufficient separation distances from existing and consented developments. Sustainable transport provisions were also deemed satisfactory, with the development being car-free (except for one blue badge space) and providing 44 cycle parking spaces, exceeding the London Plan requirements. Waste management arrangements were considered acceptable, with adequate provision for refuse and recycling.

The proposal was also noted to deliver biodiversity enhancements, including tree planting, a green roof, bat boxes, and swift bricks, achieving an Urban Greening Factor of 0.6. The development also aimed to reduce carbon emissions by approximately 60% through energy efficiency measures and renewable technologies, with a cash-in-lieu contribution to the council's carbon offset fund to address the remaining emissions. Archaeological interest was noted, with a condition for a Written Scheme of Investigation to be undertaken. The site was located in Flood Zone 1, with a sustainable drainage strategy deemed sufficient. The development was also expected to create employment opportunities, with contributions towards local jobs secured through a Section 106 agreement.