Concerns over parking provision have been raised regarding a major new residential development approved for Crowlands Heath Golf Centre, despite the scheme being lauded for its commitment to 100% affordable housing.
The Barking and Dagenham Planning Committee voted to approve the significant mixed-use development on Wednesday, October 14, 2026. The project will deliver 300 residential units within Barking and Dagenham as part of a larger scheme of 1,298 homes across the boroughs of Barking and Dagenham and Havering.
The development, which will be entirely affordable housing, split between social rent and key worker living rent, was approved subject to a Section 106 agreement. Officers argued that the site, previously designated as Green Belt land, qualified as 'grey belt' land. This classification was based on the site being considered previously developed land and/or other land that does not strongly contribute to any of the purposes A, B or D in policy GB2
of the NPPF. The purposes of the Green Belt include checking the unrestricted sprawl of large built-up areas, preventing neighbouring towns merging, safeguarding the countryside from encroachment, preserving the setting of historic towns, and assisting urban regeneration.
'Very special circumstances' were argued to exist to justify the development due to a significant unmet need for housing in Barking and Dagenham, which had only achieved 58% of its housing requirement over the previous three years. The site itself has a history of being used as a quarry and landfill until the 1990s before its current use as a golf course. The proposal also includes substantial public benefits, such as 4.6 hectares of publicly accessible open space, community and recreational facilities, and enhancements to Wantz Boating Lake.
The 300 residential units within Barking and Dagenham are proposed to be 100% affordable housing, split between 56% social rent and 44% key worker living rent. Specifically, this translates to 167 units (533 habitable rooms) as Social Rent tenure and 133 units (401 habitable rooms) as Key Worker Living Rent tenure.
The larger scheme across Barking and Dagenham and Havering will provide a total of 1,298 residential dwellings, with 300 in Barking and Dagenham and the remaining 998 in Havering. The entire scheme, including all 1,298 homes, will be 100% affordable housing, with a tenure split for the whole project of 60% social rent and 40% key worker living rent by habitable room.
However, local ward councillor Ben Suter voiced strong objections, highlighting the limited car parking provision of just 70 spaces for 300 units. He warned of potential displacement of parking onto surrounding streets and the impact on local infrastructure, including healthcare services.
Councillors Ingrid Robinson and Billy Edmunds echoed these concerns about parking, particularly for residents on lower incomes and those with caring responsibilities. In response to these worries, a £70,000 contribution was agreed for a comprehensive review of controlled parking zones in the surrounding area. This contribution will be used towards a review of controlled parking zones (CPZs), including any associated changes to Traffic Management Orders (TMOs), road markings, and signage. Public consultation would occur as part of that separate review for the CPZs.
The development also includes substantial public benefits, such as 4.6 hectares of publicly accessible open space, community and recreational facilities, and enhancements to Wantz Boating Lake. Financial contributions towards NHS infrastructure (£1,012,627) and Transport for London for public transport improvements (£310,000) were also agreed.
The £310,000 contribution to Transport for London (TfL) will fund off-site public transport infrastructure improvements. This includes the provision of bus stops along Crow Lane, and £50,000 towards upgrades to Bromford Station, such as gate line or step-free access. The proposal also includes a new two-way bus route through the site, with a bus gate near the borough boundary to prevent through vehicular traffic, allowing only TfL buses and local access. Additionally, there are proposed public right-of-way improvements to Fenbridge Road, which will be resealed and provided with adequate lighting, enhancing connectivity for future residents to shops and open spaces.
The application was approved by a majority vote, with the committee acknowledging the pressing need for affordable housing while also addressing the parking concerns through a dedicated review of local parking zones. Further details on the planning application can be found in the Public reports pack Wednesday 14-Oct-2026 19.00 Planning Committee.