Havering Council's Strategic Planning Committee has approved plans for 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 narrow margin of three votes to two, with one abstention, following a lengthy debate on the development's impact on heritage, safety, and affordable housing.
Ward councillors Joshua Chapman and David Taylor both spoke against the application, urging for a deferral. Councillor Chapman expressed disappointment that his concerns regarding the safety of women and girls and the lack of affordable housing were not adequately addressed. He argued that the enclosed nature of the proposed development could force pedestrians to take longer, less safe routes, exacerbating existing safety issues by forcing pedestrians, particularly women and girls, to take longer routes. He stressed that enclosed town centre sites have historically experienced antisocial behaviour.
Mercury Land Holdings is the council. This council needs affordable housing,
Councillor Chapman stated, questioning the viability review process for affordable housing. The viability review process involves a viability assessment that has shown no surplus to fund affordable housing, a position consistent with planning policy that allows for flexibility when viability issues arise. The scheme has undergone this process and has been reviewed by a third-party assessor on behalf of the council, who agreed that the scheme is in deficit with no surplus available for affordable housing. Review mechanisms are in place to reassess viability if the development doesn't start within two years, or if it performs better financially than expected once occupied.
Councillor Taylor echoed these concerns, adding that the application did not align with the Romford Masterplan, particularly regarding flood mitigation. While the Romford Masterplan SPD supports the de-culverting of the River Rom, the applicant concluded it was not viable due to engineering challenges that could increase flood risk elsewhere. The Environment Agency recommended that the council explore alternative solutions for flood risk mitigation post re-naturalization. The case officer stated that it's not possible to naturalize the river on this site without increasing flood risk to the north, specifically to properties near Como Street. Despite this, the Environment Agency and Local Lead Flood Authority raised no objection to the proposal on flood risk.
Despite these concerns, the case officer, Ang Broody, presented an addendum addressing the call-in points. While the Romford Masterplan SPD suggests buildings of four to six stories, the proposed development includes blocks up to eight stories. Officers explained this height was considered acceptable due to the emerging context of taller developments nearby.
Concerns were also raised about the housing mix, with Councillor John Crowder suggesting a greater number of three-bedroom flats for families. The officer responded that the mix of 39 one-bedroom, 56 two-bedroom, and 11 three-bedroom flats was considered appropriate for a town centre setting.
Councillor Jane Keane voiced reservations about the safety and monolithic nature of the buildings and their impact on the setting of St. Edward's Church. The council's own 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. Councillor David Taylor noted that the proposed development would replace the current unattractive car park with a tower block of red brick, which would completely obscure the view of the church's facade from Morney Road, eliminating contrast and causing the church to disappear visually. The officer confirmed that the waste management system, involving a basement collection, had been agreed with the waste officer and would be secured by condition.
The Angel Way multi-storey car park has 487 spaces and occupancy levels around 24% when surveys were carried out, indicating it is surplus to requirements. The application seeks permission for its complete demolition.
The development includes a small commercial unit in the southwest corner. The officer clarified that the commercial unit has flexible use, allowing for a cafe or community space.
The committee ultimately voted to approve the application, subject to conditions and obligations outlined in the committee report and addendum. These included additional conditions relating to highways works, a road safety audit, car parking provision, and works to Angel Way. A contribution of £407,000 was requested for school places, £123,000 for the NHS, £106,000 towards Angel Way improvements, and an £87,000 carbon offset contribution.
