Plans for a new primary school and 584 homes on the former Romford Homebase site have been presented to Havering Council's Strategic Planning Committee. The redevelopment proposal, located on Davidson Way, includes the demolition of the existing building and the creation of a residential-led neighbourhood. The applicant is targeting the end of February or early March for a formal planning application submission, as the development is still at a pre-application stage.
The scheme would feature approximately 200 square metres of commercial floor space, a new public park, and dedicated space for a primary school. The provision of the primary school is secured through a Section 106 agreement, where the applicant will give up land for the school, which the council will draw down when they decide to deliver it. This agreement will be in place before the application is determined.
The development aims to accommodate a significant increase in density, with the tallest building proposed at 16 storeys, tapering down in height. The proposed unit mix includes 50% studio and one-bedroom units, 40% two-bedroom units, and 10% three-bedroom units. The affordable housing offer is set at 20% by habitable room, with 60% designated as Social Rent and 40% as Discount Market Sale.
The scheme has been designed to accommodate a large sewerage pipe running through the site, which has led to revised plans that include an enhanced public realm and a larger public park. The site benefits from an excellent Public Transport Accessibility Level (PTAL) of 6a, reflecting its good access to public transport. This excellent PTAL is the rationale behind the proposed car-free approach for the development, aligning with London Plan policies for well-connected areas. Alternative transportation solutions include providing wheelchair-accessible car parking, cycle parking in accordance with London Plan standards and London Cycling Design Standards, and encouraging sustainable and active modes of travel.
Concerns were raised about the flood risk on the eastern edge of the site due to the River Rom. The eastern edge of the site falls within Flood Zone 3. Measures to mitigate flood risk include a small rise in the building's site level (less than 150mm increase) to allow for future flood events, and increasing the capacity of the River Rom by extending its bank into the site with a gradient. The development will also engage with the Environment Agency on flood modelling. Assurances were given that a flood risk assessment is underway and that the naturalisation of the river will increase its capacity during flood events.
The plans also incorporate significant public open space and play provision, with a park of approximately 4,500 square metres included in the design. The development is also aiming to meet or exceed an Urban Greening Factor (UGF) of 0.4 and achieve a Biodiversity Net Gain (BNG) score of 10%. Methods for achieving these include the naturalisation of the River Rom, creating a naturalised meadow slope, and planting 223 new trees.
During the committee meeting, councillors discussed various aspects of the proposal, including flood risk mitigation, the provision of the school, parking, and the design of the buildings. See the Public reports pack for more details.
