Romford's Liberty Shopping Centre could be transformed with the addition of 700 new homes, according to plans discussed at a Havering Strategic Planning Committee meeting on Thursday, 23 October 2025. The proposal seeks to demolish parts of the shopping centre alongside some of the surrounding buildings, followed by a comprehensive redevelopment to provide a residential-led, mixed-use development. The application seeks full planning permission for 'Plot 1' on Western Road, with outline consent for the rest of the scheme.

The plans include a 25-storey building, which raised concerns among councillors.

Councillor Jane Keane questioned the policy support for such a tall building in Romford, voicing concerns about its potential environmental impact. I'm concerned at the policy the platform that the 25-story building is being premised on, she said. Whilst we've talked about tall buildings, I've not really seen within the master plan what those tall buildings might be.

The development, proposed by Redical, owners of the Liberty Shopping Centre, and Hub Living, aims to create a living, working and playing environment in Romford town centre. Steve Daniels, head of asset management and regeneration for Redical, said the company has already invested £4.5 million in the centre and plans to invest a further £13 million over the next 18 months.

The scheme is a hybrid application, seeking full planning permission for 'Plot 1' on Western Road, and outline consent for the rest of the scheme. The plans also include:

  • A net reduction in retail space, although the occupied retail position is expected to be higher.
  • The removal of the roof of Steward's Walk, clarified by Hazel Round from architects Shed KM[1].
  • New public realm spaces.

Councillor John Crowder raised concerns about fire safety in the 25-storey building, including the number of exits and lift reliability. He also expressed concern about the reduction of car parking spaces, arguing that Romford's attraction has historically been its ease of parking. It was clarified that the multi-story car park will remain in its entirety and the parking spaces that are planned to be removed are either currently derelict in the form of the north car park stack which is closed to vehicles or on the rooftop alongside the service road within the liberty which is not accessible to public parking currently.

Councillor David Taylor countered that council evidence suggests an oversupply of retail floor space and car parking.

Other concerns raised by councillors included the potential for high service charges for residents, the incorporation of community services like health provision and prayer rooms, and how the development would address anti-social behaviour. Hub Living stated they are incentivized to ensure the operation costs are kept to a minimum because anyone who looks to rent their homes whether bills are inclusive or exclusive that's brought into the overall affordability calculation.

Regarding fire safety, developers stated that with the BSA guidance now, all tall buildings or anything above 18 meters does need to have two stairs fire escapes and so it will be in accordance with that and a collection of lifts so there will be that backup facility in terms of lift usage as well.

The committee did not make any planning decisions at the meeting, but raised questions and concerns for the developers and planning officers to consider. More information can be found in the Public Reports Pack for the meeting.

[1] Only the roof of Steward's Walk will be removed.