Havering Council's Strategic Planning Committee has approved the demolition of the Angel Way multi-storey car park in Romford and its replacement with 106 new flats and a commercial unit. The decision was made by a vote of three to two, with one abstention, despite significant concerns raised by local councillors regarding safety, affordable housing, and the impact on local heritage.
Councillor Joshua Chapman, who called in the application, expressed disappointment that his concerns about the safety of women and girls and the lack of affordable housing were not fully addressed. He argued that the enclosed nature of the proposed development could force pedestrians to take longer, less safe routes. Mercury Land Holdings is the council. This council needs affordable housing,
he stated.
In response to safety concerns, the proposed development includes a new walkway route, with its specific details to be considered as a condition. The lighting scheme will also be subject to a condition that can be adjusted to enhance public safety. Furthermore, the commercial unit is designed for flexible use, potentially as a cafe or community space, and the plans include provisions for six mobility scooter spaces within the cycle store.
Councillor David Taylor echoed these concerns, adding that the application did not align with the Romford Masterplan, particularly regarding flood mitigation. The Romford Masterplan SPD includes the de-culverting of the River Rom as a strategic aim. However, the applicant explored options for re-naturalizing the river but concluded it was not viable due to engineering challenges that could increase flood risk elsewhere. While the Environment Agency suggested pursuing alternative flood risk mitigation solutions post re-naturalization, the applicant's modeling data, reviewed by the EA, indicates that de-culverting without increasing flood risk to the north is not possible. The development will incorporate flood risk mitigation measures, though specific details beyond the inability to de-culvert the river are not fully elaborated.
Councillor Taylor also highlighted objections from the council's own conservation officer, who felt the development's overbearing impact outweighed its benefits to the area's heritage. The conservation officer found that the benefits of the development were outweighed by its 'overbearing impact' on the heritage of the area, specifically the setting of St. Edward the Confessor Church. The proposed development, a tower block of red brick, would replace the current unattractive car park and, in the view of Councillor David Taylor, would cause the beautiful facade of the church to disappear and be taken over by the tower block, with no contrast between them. The proposal is considered to have a less than substantial impact on the setting of the Romford Conservation Area itself, but it affects the setting of St. Edward's Church and the locally listed Trinity Methodist Church.
Regarding affordable housing, there are no affordable housing units planned for this development. A viability assessment indicated no surplus to fund affordable housing, a position consistent with planning policy that allows for flexibility when viability issues arise. The council's strategy for addressing the lack of affordable housing in future developments is not explicitly detailed, but the planning policy's flexibility in such cases remains a key consideration.
Despite these objections, the committee approved the demolition and redevelopment. The case officer, Ang Broody, presented an addendum that addressed the call-in points, including proposed additional conditions related to highways, road safety, and parking. The approval is subject to the conditions and obligations set out in the original committee report and the subsequent addendum. These include conditions relating to highways works, a road safety audit, car parking provision, and works to Angel Way. Additionally, there are obligations for a contribution of £407,000 for school places, £123,000 for NHS demand, £106,000 towards Angel Way improvements, and an £87,000 carbon offset contribution.
During the discussion, councillors questioned the height of the proposed buildings, the provision of family-sized flats, and the necessity of numerous cycle spaces in a car-free development. The officer clarified that the commercial unit would have flexible use, and the height was considered acceptable in the context of emerging taller developments in the area. The number of cycle spaces was explained as being in line with London Plan standards for car-free developments, with electric vehicle charging points designated for wheelchair-accessible spaces.
Councillor Jane Keane raised further concerns about non-compliance with local plans regarding affordable housing and housing mix, as well as the impact on the setting of St. Edward's Church. The officer responded that a viability assessment had shown no surplus to fund affordable housing, a position consistent with planning policy flexibility.
The waste collection system, involving a crane in the basement, will be secured by condition, and details of the lighting scheme will also be subject to a condition. A condition requiring a delivery and servicing plan will control how deliveries and services are managed. The layout and arrangement of cycle parking can be re-looked at through a condition, and details of bulky waste collection can be required via a condition. Compliance monitoring is not explicitly detailed beyond the conditions themselves.
The committee ultimately voted to approve the application, subject to conditions and obligations outlined in the committee report and addendum.
