Havering Council's Strategic Planning Committee has approved regeneration plans for the Waterloo Estate in Romford, paving the way for the development of two new residential blocks, Plots 9 and 10.
The decision, made on Thursday, February 26, 2026, greenlit amendments to existing planning permission P0761.20, which will see variations to building heights and footprints. These changes aim to enhance the deliverability of the development, particularly in response to updated building regulations and technical delivery requirements. Specifically, amendments to national regulations, including the requirement for second stair cores within residential developments above a specified height threshold, rendered the original scheme unviable in its consented form.
The approved amendments include a reduction in the maximum building height for Plot 9 from eight storeys to six, and a uniform four-storey height for Plot 10. Massing has been simplified into more coherent blocks, with improved separation distances to neighbouring properties and enhanced public realm interfaces.
Councillor Jane Keane welcomed the reduction in height, stating, I've made the point before that I think we've been pushing the boundaries of what's an acceptable height in Romford anyway and certainly some of them are not in keeping with the master plan as I understood it. So I've welcomed the reduction in height.
She also expressed gratitude to the council for listening to residents, noting, I know it's been a long time in the making and we've had numerous consultations but I feel you've listened you've taken on board what the residents have asked for and I'm happy to support the application and the change of variation.
The development will deliver 107 homes across the two plots, maintaining the 'overall quantum of housing' approved under the original hybrid planning permission (ref: P0761.20) for the wider Waterloo Estate, which allowed for up to 1,380 residential units. For Plots 9 and 10 specifically, the Reserved Matters application details that Plot 9 has consent for 70 residential dwellings, and Plot 10 comprises 37 dwellings, totalling 107 units.
Crucially, the development will comprise 100% affordable housing. The breakdown is specified as 70% social/affordable rent and 30% intermediate housing, in accordance with Local Plan policy. This equates to approximately 75 units of social/affordable rent and 32 units of intermediate housing, a significant public benefit given Havering's current housing land supply constraints.
Officers confirmed that the revised plans do not introduce new planning issues and maintain compliance with national, regional, and local planning policies, including those related to design, heritage, residential amenity, transport, and sustainability. The development is considered to preserve the setting of nearby heritage assets, including the Grade II listed St Andrew's Church, and provide high-quality living conditions for future residents.
The transport and highways strategy, including access arrangements, highway layout, parking provision, servicing strategy, and internal circulation, remains unchanged from the original hybrid planning permission. The site has a restrained parking strategy reflecting its Public Transport Accessibility Levels (PTAL 2-6a), with 370 car parking spaces approved for the masterplan (0.27 spaces per dwelling). Cycle parking provision includes 640 long-stay and 11 short-stay spaces, compliant with London Plan Policy T5.
Sustainability measures include achieving a 41% reduction in regulated carbon emissions beyond Part L 2013 through enhanced fabric performance, energy-efficient building services, air source heat pumps, and photovoltaic panels. Water efficiency targets are 105 litres/person/day, and the scheme incorporates sustainable drainage, urban greening, biodiversity enhancements, and passive design measures. Electric vehicle charging will be provided (20% active and 80% passive provision).
Further details on the planning application can be found in the Waterloo Estate S73 document.
