The Planning Committee of Barking and Dagenham Council convened to discuss several planning applications, including the Barking Riverside development's strategic framework and discharge of conditions, a retrospective application for a live-in care facility, and the retention of 13 detached homes constructed without planning permission. Councillors unanimously approved the Barking Riverside applications and the retrospective application for the care facility. The committee also approved the retention of the 13 homes, with one councillor recusing themselves due to a conflict of interest.

Barking Riverside Development

The committee addressed two applications related to the Barking Riverside project: the Stage 3 North sub-framework plan (SFP) and the discharge of Section 106 obligations¹.

Stage 3 North Sub-Framework Plan

The application sought approval for the Stage 3 North SFP, a detailed plan for up to 1,020 new homes, with a minimum of 35% affordable housing, and up to 1,300 square metres of commercial floor space. Mr Ben Ferrant, BFAS Development Management Team, summarised the application, explaining that the SFP acts as a mini-master plan aligning with the outline planning permission and setting out the number of homes, non-residential uses, heights, and design code. The plan includes a design code to govern future reserve matters applications², ensuring a distinctive architectural language and visual interest. Councillors raised questions about biodiversity, parking, and play strategies. Cllr Geddes, Cabinet Member for Regeneration & Economic Development, inquired about the annual biodiversity report, parking provisions for residents needing guaranteed spaces, and play space for teenagers. Mr Ferrant clarified that the biodiversity report would be provided annually, similar to the existing monitoring report. He added that parking allocation could be reviewed at the reserve matters stage, noting the availability of public transport and active travel options. He also noted that while the play strategy primarily focuses on younger children, there are provisions for older children in the wider development. Cllr Muhib Chowdhury, Chair, Standards Committee, asked for disability apparatus provision for young people to be included. Cllr Sabbir Zamee, Deputy Chair, Licensing & Regulatory Committee, suggested a multi-storey car park to address parking issues, given the increasing population in the area. Cllr Ingrid Robinson sought clarification on plot developers, late-stage comments from CEMEX, and the difference between London Living Rent and London Affordable Rent. Mr Ferrant explained that plot developers are individual developers who purchase land from Barking Riverside Limited (BRL) and bring forward reserve matters applications. He said that CEMEX, a cement terminal located nearby, had raised noise concerns, which BRL addressed with a noise impact assessment. He clarified the differences between shared ownership, London Living Rent, and London Affordable Rent, all of which contribute to the 35% affordable housing target.

Ms Sarah Coots, Head of Design and Planning at Barking Riverside, provided an update on Barking Riverside, noting that Matt Carpen, Barking Riverside's former MD, had moved on and Lee Johnson had joined as the new MD. She highlighted community events and the delivery of nearly 3,000 homes. Ed Henson from Stantec, UK, added that the proposals sit wholly within the approved outline parameters, with an average of 37.5% affordable housing at SFP level and 41% at reserve matters level.

The committee unanimously approved the Stage 3 North SFP.

Section 106 Clauses

The committee then considered the application to discharge Section 106 clauses, encompassing various strategies such as placemaking, retail, employment skills, open space, health, car parking, transport, housing, energy, and waste. Mr Ferrant presented the application, noting that the strategies represent an update on those previously submitted and approved in 2023. The committee unanimously approved the application to discharge the Section 106 clauses.

Retrospective Application for Change of Use to a Live-In Care Facility

The committee reviewed a retrospective application for the change of use of a dwelling house at 43 Waverly Gardens, Barking, to a live-in care facility for up to four residents. Esther Rubinsohn, BFAS Development Management Team, presented the application, noting that it was brought to the committee due to neighbour objections. She clarified the use classes, explaining that the application seeks to change the use from C3B (dwelling house with up to six residents receiving care) to C2 (residential institution). She noted that numbers 43, 45, 47 and 49 Waverly Gardens are all care homes or supported accommodation units owned and operated by TVRS. She explained that a previous application for the change of use was refused in 2015, with the appeal dismissed due to the unjustified loss of family housing and adverse impacts on neighbouring amenity. LBBD children's social care were consulted and reviewed the submitted needs assessment alongside the proposed profile of children to be placed within the care facility and they confirmed that there is a damageable need for this type of provision in the borough and expressed support for the proposal. Five objections were received from neighbouring properties, mainly concerning noise, disturbance, and parking issues.

Cllr Robinson asked about the previous reasons for refusal, the number of rooms for carers, and the concentration of care facilities in one road. Ms Rubinsohn explained that the current application includes a needs assessment demonstrating the need for the care home, outweighing the loss of family housing. Tim Humphries, planning consultant for the application, clarified that carers do not live on-site but come for shifts, with an outhouse providing office and staff facilities. James, representing TBRS, added that the care plan dictates the support required, with more carers during the day and a specific number at night. Cllr Donna Lumsden, Deputy Chair, Health Scrutiny Committee, asked about sleeping arrangements for night staff, and James clarified that they are awake and carrying out functions within the building.

The committee unanimously approved the retrospective application.

Retrospective Application for Erection of Detached Homes at Grover Gardens

The committee considered a retrospective application for the erection of 13 detached homes with associated works at Grover Gardens, Collier Row Road. Nicholas Jehan, BFAST Development Management Team, presented the application, explaining that the homes were constructed without planning permission after a previous permission for 88 homes had expired and pre-commencement conditions were not discharged. The site is within the green belt³, and the previous permission was granted based on very special circumstances related to improvements to the Wellgate Community Farm and carbon neutrality. The current application seeks to regularise the 13 homes, allowing the administrators to realise the assets of the previous developer. The applicant proposes a high-quality landscaping scheme, including sustainable drainage and child play space, to reduce the impact on the openness of the Green Belt. Mr Jehan highlighted that officers had negotiated a £400,000 contribution towards affordable housing, payable in instalments upon the sale of the homes, as well as contributions towards healthcare, education, and carbon offsetting.

Cllr Geddes asked about the benefits coming to the council when properties are sold, but also they're all occupied at the moment. Mr Jehan clarified that the contributions will be paid in different ways, with the healthcare, education, and carbon offsetting payable upon issuance of the permission, and the affordable housing contribution paid in instalments upon the sale of the homes. Cllr Donna Lumsden, Deputy Chair, Health Scrutiny Committee, declared a pecuniary interest as she was in the process of purchasing one of the properties and left the meeting. Cllr Geddes moved to approve the application, acknowledging that it was not the happiest moment, but the best way forward, given the circumstances.

The committee unanimously approved the application, with Cllr Lumsden recusing herself from the vote.