The Strategic Planning Committee of Havering Council met on Thursday 26 February 2026 to discuss a proposed development of up to 570 homes on land north of Benets Road, Hornchurch, and to consider amendments to existing planning permissions for the Waterloo Estate regeneration project in Romford. The committee heard detailed presentations and debated the merits of each proposal, with a particular focus on Green Belt designations, infrastructure impacts, and design quality.

Development North of Benets Road, Hornchurch

The committee received a presentation on proposals for the development of land north of Benets Road, Hornchurch, which would include up to 570 new homes and areas of open space. The site is currently designated as Green Belt, and a key discussion point was whether it should be classified as Grey Belt – land within the Green Belt that makes a limited contribution to Green Belt purposes. Developers argued that the western part of the site met the Grey Belt definition, citing its moderate contribution to Green Belt purposes. However, Councillor Lawrence Gerrard, a ward member, strongly contested this, arguing the land was vital for preventing urban sprawl, preserving local character, and supporting wildlife. Concerns were also raised about the sustainability of the location due to limited public transport, potential impacts on biodiversity, flood risk, and the site's classification as Grade 2 agricultural land and within a mineral safeguarding area. The case officer noted that no formal decision on the Green Belt/Grey Belt status had been made by the council, and each site is assessed on a case-by-case basis. The committee was informed that this was a pre-application discussion, and no decision was required at this stage.

Waterloo Estate Regeneration, Romford

The committee considered two applications related to the ongoing regeneration of the Waterloo Estate in Romford.

P1297.25 - Section 73 Variation for Plots 9 and 10

This application sought to vary conditions of an existing planning permission (P0761.20) for the Waterloo Estate to amend approved building heights and footprints for Plots 9 and 10. The proposed amendments, which included reducing the maximum height of Plot 9 from eight storeys to six, and establishing a uniform four-storey height for Plot 10, were presented as necessary to respond to updated building regulations and improve the deliverability of the scheme. The committee heard that these changes would result in reduced building massing and improved separation distances, leading to neutral or beneficial outcomes for residential amenity and heritage assets, including the nearby Grade II listed St Andrew's Church. The application was supported by officers, who highlighted the significant public benefit of delivering much-needed affordable housing. The committee voted unanimously to grant planning permission for the variation, subject to conditions and a deed of variation to the original Section 106 agreement.

P1293.25 - Reserved Matters Application for Plots 9 and 10

Following the Section 73 variation, the committee considered the Reserved Matters application for Plots 9 and 10, which sought approval for the detailed design, including appearance, scale, layout, and landscaping. The proposals were presented as being in compliance with the approved outline consent, as amended by the Section 73 application, and the associated Design Code. The detailed designs for Plot 9 included a six-storey building with community use at ground level, and Plot 10 a four-storey residential building. The committee was informed that the designs incorporated high-quality materials, sensitive articulation of façades, and integrated landscaping to enhance the public realm and residential amenity. Councillor Jane Keane expressed her appreciation for the developers listening to residents' concerns, particularly regarding the reduction in height and the engagement with the church. The committee voted unanimously to approve the Reserved Matters application, subject to conditions.