A plan to build a two-storey house on land adjacent to 68 Davies Lane, Leytonstone, has drawn objections from local residents, despite the planning officer's recommendation for approval. The Waltham Forest Planning Committee is recommended to grant planning permission subject to conditions and informatives and completion of a Section 106 legal agreement.
The council aims to balance the need for creative housing solutions with the concerns of residents about preserving the character of their neighbourhoods. Small sites are crucial to unlocking potential for creative approaches to housing delivery across the borough. The design approach is modern, which helpfully distinguishes it from its neighbours and clearly defines the new in-fill development.
The application, submitted by HPP Capital, was discussed at the Waltham Forest Planning Committee meeting on 8 July 2025. The proposal includes hard and soft landscaping, boundary treatments, and refuse/cycle storage.
Residents raised concerns about the design not being in keeping with the character of Davies Lane. Other objections included concerns about overlooking, access to natural light, potential noise from an Air Source Heat Pump (ASHP), garden size and construction disturbance. Construction disturbance, whilst not strictly a material consideration under Planning Law, would be managed at least partially through a detailed construction logistics plan.
Council officers, however, consider the design approach to be modern and adding interest to the street scene. The design approach is modern, making use of pale and contemporary patterned bricks, green roofs and larger window openings. The design would be distinct from its surroundings but provide a contemporary addition that suits the area to which it relates. Good design does not necessarily need to constitute something which is a copy of its surroundings, especially in areas which are already provided with diverse forms and finishes. The planning report notes that small sites are crucial to unlocking potential for creative approaches to housing delivery across the borough. Amenity impacts are considered to remain within the levels expected of a residential area.
The proposed development complies with space standards set out in Policy 56 of the Local Plan and the Technical Housing Standards – nationally described space standard (2015). The new dwelling would have an overall area of 81 sqm, with bedroom 1 at 12.3 sqm, bedroom 2 at 12 sqm, ceiling height between 2.3m-2.5m, and 2 sqm of storage. The accommodation meets all of the relevant internal space standards. The report also notes the site's proximity to Wanstead Flats, a large public park, which would provide future occupiers with a good level of amenity within the local area.
The new dwelling will be considered car-free, ensuring that future occupiers are not entitled to on-street parking permits. The developer will also be required to make a £1,000 financial contribution towards improving sustainable modes of transport and a £250 contribution towards Construction Logistics Plan monitoring.
To mitigate any potential impact on the Epping Forest Special Area of Conservation (SAC), a contribution of £650 towards Strategic Access Management and Monitoring (SAMMS) will be secured through a Section 106 agreement. The Council and Natural England have agreed an approach to address the impact of residential development on the SAC, including seeking contributions towards the Strategic Access Management Measures (SAMMS) and a Suitable Alternative Natural Greenspace (SANGS) strategy, which has been published as part of the Local Plan process.
The Planning Committee was scheduled to consider the application at its meeting on 8 July 2025. The agenda for the meeting included a report outlining the officer's assessment and recommendations.