The Strategic Planning Committee met on Thursday 22 January 2026 to discuss three significant development proposals. The committee heard presentations and debated plans for the former Homebase site in Davidson Way, the Crowlands Golf Centre in Crow Lane, and the former Debenhams building in Market Place, Romford. No final decisions were made on these pre-application proposals, with members providing feedback to inform future submissions.

Former Homebase, Davidson Way, Romford

The committee received a presentation on proposals for the demolition of the former Homebase building and the creation of a new residential-led neighbourhood. The scheme includes 584 homes, approximately 200 square metres of commercial floor space, a new public park, and land set aside for a primary school. The development is situated within the Romford Strategic Development Area and the Rom Valley area of the Romford Masterplan SPD. The current affordable housing offer is 20% by habitable room, with 60% proposed as social rent and 40% as discount market sale.

Members raised concerns about flood risk mitigation, with officers confirming that the majority of the site is not within a flood zone and that measures such as minor level increases and bank naturalisation would be implemented. The provision of a school was discussed, with officers clarifying that land is safeguarded for future provision through a Section 106 agreement, rather than being part of the current application. Significant concerns were raised regarding parking, with members requesting an increase in disabled parking bays and questioning the minimum affordable housing offer, encouraging consideration for key workers. The cumulative impact of multiple developments on parking and traffic was highlighted, with a call for a coordinated approach. While the increase in public open space was welcomed, members expressed concerns about connectivity to the town centre, station, and hospital, as well as the barrier effect of surrounding roads. The management of the river corridor and potential for community involvement were also discussed. The proposed height of up to 16 storeys was considered to be at the upper limit of acceptability, and members requested further details on internal layouts and apartment sizes. Finally, attention was drawn to an area at the northern end of the river where a sewer emerges, with a request for environmental improvements and clarification of land ownership.

Crowlands Golf Centre, Crow Lane

The committee heard a presentation on proposals for a mixed-use development at Crowlands Golf Centre, which would provide 1,253 homes, all designated as affordable housing (60% social rent, 40% key worker). The scheme also includes a sports hall, community centre, neighbourhood retail, public open space, children's play space, and a new bus route. The site is designated as Metropolitan Green Belt and is partly a Site of Importance for Nature Conservation (SINC).

Councillor Viddy Persaud, Ward Member for Rush Green & Crowlands, objected to the proposal, citing strong resident opposition to development on Green Belt land and highlighting its value for wellbeing, recreation, and wildlife. Concerns were raised about the precedent that would be set, the pressure on local infrastructure, and the environmental impacts. Members sought clarification on whether the site was Green Belt or Grey Belt, with officers stating it is designated Green Belt and that a site-by-site assessment would be undertaken. Queries were raised about historic landfill and ground conditions, with assurances that investigations had identified only inert construction waste and that further studies were ongoing. The housing mix was discussed, with concerns that it did not sufficiently address the need for larger family accommodation. Significant concerns were raised regarding parking provision, traffic impact, and access arrangements, particularly in light of the scale of development and cumulative impacts. The impact on biodiversity and wildlife was also a point of discussion. Members questioned how the development would be managed given it spans two boroughs, and were informed of a single estate-wide management arrangement. Clarification was sought on social rent and key worker housing definitions, and the management of the proposed sports hall.

Former Debenhams, 56-72 Market Place, Romford

The committee received a presentation on proposals for the residential-led, mixed-use redevelopment of the former Debenhams site. The scheme includes 155 homes in two rear residential blocks (12 and 14 storeys), an 118-room hotel fronting Market Place (6 storeys), ground floor commercial uses, a new public plaza, and improvements to Swan Walk. The site is within the Romford Conservation Area and in the setting of the Grade II* listed St Edward the Confessor Church.

A member expressed concern that the proposals did not align with the Romford Masterplan vision for the Market Square, finding the frontage overly uniform and lacking reference to the historic context. The scale and bulk of the rear buildings were also considered problematic. The level of disabled parking provision (five bays) was queried, with a request for an increase. Members questioned the absence of hotel guest parking, with officers explaining that London Plan policy limits parking in highly accessible town centre locations to operational needs only, to discourage private car use. Concerns were raised about the potential impact of hotel guests on existing town centre parking. Members also commented on the design and materials, suggesting a need for greater civic presence, a more human scale at ground level, and a warmer palette of materials to better reflect the historic town centre character. Consideration was also requested for hotel waiting and arrival areas.