The Redbridge Council Planning Committee met on Wednesday, 3 September 2025, to discuss two planning applications. Councillors deferred a decision on the proposed development at the garage block at Greenway Court 1, Valentines Road, and approved the change of use of a property on Inglehurst Gardens into a small House in Multiple Occupation (HMO).

Development at Garage Block at Greenway Court 1, Valentines Road

Councillors deferred a decision on application 0598/25 for the erection of four self-contained flats above the existing garages at Greenway Court 1, Valentines Road. The proposal includes associated cycle storage, waste/refuse facilities and amenity space.

The application was brought before the planning committee due to its complexity and significant local interest.

Key aspects of the proposal:

• The development involves constructing a part one and two-storey building above the existing garages, which will be retained.
• The building will house four flats: two one-bedroom and two two-bedroom units.
• Each flat will have private amenity space.
• No off-street parking will be provided.

The planning officer's report stated that the application aligns with the Development Plan and is considered sustainable development, in accordance with the National Planning Policy Framework (NPPF).¹ The report also noted that the proposal would provide much-needed housing, be a high-quality design that is compatible with the local area, would not harm the character of Valentines Park, and would provide good quality accommodation for future occupants.

Nine objections were received, raising concerns about:

• Overshadowing and loss of outlook for neighbours
• The undercroft creating an unsafe space
• Lack of a pedestrian path into the site
• Increased parking stress
• Disruption from additional construction

Supporters of the proposal argued that it would:

• Be an efficient use of an underutilised area
• Resolve previous amenity issues
• Be of good design and in keeping with the area
• Be sustainable and eco-friendly
• Meet local housing needs

The Local Highways Authority did not object, subject to conditions, noting that the lack of off-street parking would not have a material impact on the area.

The planning officer's report addressed concerns raised by objectors, stating that the reduction in height from a previous refusal addressed some concerns. They also noted that the Metropolitan Police's Secured by Design team found the layout acceptable.

The report acknowledged that Redbridge has not met its housing targets and that there is a presumption in favour of sustainable development for housing schemes.

The council's heritage officers raised no objection, stating that the proposal would result in a very low level of harm to the character and setting of Valentines Park, which would be outweighed by the creation of four additional homes.

The planning officer's report concluded that the proposed flats would be of a high quality, with good levels of outlook, daylight, sunlight, and freedom from overlooking.

19, Inglehurst Gardens, Ilford, IG4 5HD

Councillors approved application 0675/25 for a change of use from a single dwelling house into a small HMO for up to six people at 19, Inglehurst Gardens.

The application was brought before the planning committee due to local interest.

Key aspects of the proposal:

• The property is a semi-detached house with a side extension.
• The proposal seeks to regulate an existing breach of use at the site, which is currently operating as an HMO.
• The property has a gross internal floor area of 209 square metres over three floors.
• There are six bedrooms, all with ensuite bathrooms.
• Communal facilities include a kitchen, utility and dining area, and a lounge.

The planning officer's report stated that the application aligns with the Development Plan and Housing Design Supplementary Planning Document and is considered sustainable development, in accordance with the National Planning Policy Framework 2024 (NPPF).

Twenty-one objections were received from local residents, raising concerns about:

• Noise and anti-social behaviour
• Increased demand for parking
• The effect on house prices
• Burden on local resources

The Highways Officer raised no objection, subject to conditions relating to cycle parking.

The planning officer's report addressed the concerns raised by objectors, stating that any anti-social behaviour should be reported to the council. The report also noted that house prices are not a material planning consideration.

The report acknowledged that the council's Local Plan seeks to provide and retain larger family housing, but also noted that the council will deliver a range of homes to contribute to mixed, inclusive, and sustainable communities.

The report stated that the proposal would not exceed 20% of all properties along any road being used as HMOs, and would not cause a cumulative adverse impact on local character or amenity.

The report concluded that the property would provide rooms that are above the required standard for a single bedroom, and that the proposed living, dining and kitchen facilities would be compliant with the standards within Appendix A of the Housing Design Guide SPD (2019).

Conditions attached to the approval include:

• A maximum of six occupants living at the site
• All communal areas to be accessible to all occupants
• The use of the outbuilding to remain incidental
• Implementation of the approved layout within three months
• Submission of details for safe, secure and accessible cycle storage for six bicycles within three months
• Submission of details showing dedicated refuse storage for the site within three months