London Borough of Redbridge

Crossrail Corridor Area Action Plan

September 2011

Foreword The arrival of Crossrail in 2019 presents a fantastic opportunity for Redbridge. By improving public transport to and from central London, Crossrail will help to stimulate the local economy, encourage new investment into the borough and create opportunities to address some of the issues faced by local communities. The Crossrail Corridor Area Action Plan seeks to exploit the benefits Crossrail could bring by setting out a planning framework for change ahead of its arrival. The Crossrail Corridor extends eastwards from the edge of Ilford Town Centre to the boundary with Barking and Dagenham in Chadwell Heath. The Plan will help promote investment interest and shape change and growth in the area. This stretch of High Road (spanning three town centres) has many underused, rundown and vacant sites. It faces many challenges including, poor access to open space, and the need for new housing and improved social and community infrastructure. The Area Action Plan seeks to rejuvenate the overall character and quality of the High Road, by identifying opportunities for some 1,500 new homes, supported by the provision of new schools, healthcare, leisure and other community facilities and services. By managing this investment and growth, the area and the quality of life of its residents will be improved. The Council began preparations for a Crossrail Corridor Area Action Plan in 2008. Extensive consultation took place with the local community, key groups and organisations and service providers in May and June 2009 when a series of issues and potential options were considered. Following this a number of Community Forum Meetings took place so that the local community could discuss the key issues facing the area. All comments received have helped to shape this Area Action Plan. Following an Examination in Public (EiP) conducted by an independent Planning Inspector appointed by the Government, the Area Action Plan was formally adopted by the Council on 15 September 2011. I would like to thank the elected Members, Officers, Service Providers and the local community for all their hard work in preparing this Plan. Though the Plan will take some years to implement, it presents a clear vision for promoting the opportunities which can help to shape the kind of place people want the area to become. Councillor Nick Hayes Cabinet Member for Planning and Regeneration

Contents

Page

1. Setting the Scene 1 1.1 Introduction 1 1.2 Key Drivers of Change 4 1.3 What if Crossrail is Delayed or Doesn’t Arrive? 4 1.4 What is an Area Action Plan? 5 1.5 How has the Area Action Plan been prepared? 6 1.6 Structure of this Area Action Plan 8 2. Policy Context 10 2.1 Introduction 10 2.2 National Policy Context 10 2.3 Regional Policy Context 11 2.4 Local Policy Context 12 3. Challenges 15 3.1 Introduction 15 3.2 Poor Quality Townscape and Lack of High Quality Development 15 3.3 The Need to Maximise the Benefits of Crossrail 15 3.4 Lack of Energy Efficiency and Sustainable Development 16 3.5 The Need for Housing 16 3.6 Lack of Opportunities for Training and Economic Development 16 3.7 Poor Movement and Accessibility along the High Road 17 3.8 Poor Retail Offer in the Town Centres 17 3.9 Poor Availability of Community Facilities 18 3.10 Open Space Deficiency and Poor of Access to Parks 19 3.11 Poor Quality Public Realm and Streetscape 19 4. Spatial Vision and Objectives 20 4.1 Introduction 20 4.2 Spatial Vision 20 4.3 The Key Objectives 21 5. Corridor-Wide Policies 23 5.1 Introduction 23 5.2 Opportunities for High-Quality Development

CC1: Opportunity Sites CC2: Character Area Design Principles CC3: Building Height

24 24 34 35

5.3 The Arrival of Crossrail in 2019 CC4: Safeguarding Crossrail

38 38

5.4 Achieving Energy Efficiency and Sustainable Development CC5: Energy Efficiency and Sustainable Development

39 39

5.5 The Need for Housing CC6: Delivering New Homes CC7: Dwelling Type and Tenure Mix

42 42 43

5.6 Easing Movement and Improving Accessibility CC8: Improving Access to Public Transport CC9: Walking and Cycling CC10: Parking

45 45 46 47

5.7 Improving the Retail Offer in the Centres CC11: Improving the Retail Offer

49 49

5.8 Improving Access to Community Facilities CC12: Provision of Community Facilities

52 52

5.9 Improving Quality of and Access to Open Spaces, Public Realm and Streetscape

CC13: Improving Quality of and Access to Open Spaces CC14: Improving Public Realm and Streetscape Schedule 5.2: Open Spaces within or surrounding the

Crossrail Corridor

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56 57 61

6. Character Areas 62 6.1 Introduction 62 6.2 East of Ilford

Design Principles Character Area Plan

65 67 70

6.3 Seven Kings Local Centre Design Principles Character Area Plan

71 74 77

6.4 Goodmayes Local Centre Design Principles Character Area Plan

78 81 84

6.5 Grove Design Principles Character Area Plan

85 87 89

6.6 Chadwell Heath Design Principles Character Area Plan

90 93 96

6.7 Goodmayes Outlier 97

7. Implementation 101 7.1 Introduction 101 7.2 What if Crossrail is delayed or doesn’t arrive? 101 7.3 How will development be delivered? 101 7.4 When will development be delivered? 104 7.5 Where will development be delivered? 104 8. Monitoring 121 8.1 Introduction 121 8.2 Monitoring Arrangements Specific to this Area Action Plan 121 Appendices Appendix A Evidence Base 131 Appendix B The LDF and other local strategies 140 Appendix C Glossary of Terms 142

Illustrative Drawings and Maps Map 1.1 Map of Crossrail Route 2 Map 1.2 Crossrail Corridor Key Diagram 3 Map 5.1 Opportunity Sites 28 Map 5.2 Building Heights Strategy 37 Map 5.3 Location of Potential Opportunities for New Community Facilities

within the Crossrail Corridor 55

Map 5.4 Areas of Open Space Deficiency within the Crossrail Corridor 59 Map 5.5 Improving Access from the High Road to existing Parks, Open Spaces

and Allotments 60

Map 6.1 The Area Action Plan and Character Area Boundaries 64 Map 6.2 East of Ilford Character Area Plan 70 Map 6.3 Seven Kings Local Centre Character Area Plan 77 Map 6.4 Goodmayes Local Centre Character Area Plan 84 Map 6.5 Grove Character Area Plan 89 Map 6.6 Chadwell Heath Character Area Plan 96 Map 7.1 Potential Site Phasing 106 Tables Table 5.1 Opportunity Sites 29 Table 5.2 Character Area Indicative Capacities 43 Table 5.3 Types of Charging Point Infrastructure 47 Table 7.1 Phasing of Opportunity Sites 104 Table 7.2 Key Projects within the Area Action Plan 107 Table 8.1 Specific Monitoring Tasks for this Area Action Plan 122

Chapter 1 Setting the Scene

1.1 Introduction 1.1.1 By 2019 Crossrail will follow the route of the existing mainline railway which runs

parallel to the High Road, from Ilford Town Centre, through Seven Kings and Goodmayes, across to the borough boundary at Chadwell Heath. A map of the Crossrail route is shown overleaf. It will provide a unique opportunity to further improve the accessibility of the area and in anticipation of its arrival will act as a catalyst to promote investment and regeneration that delivers a wide range of local community benefits.

1.1.2 This route historically formed part of the ‘Roman Road’ stretching from Whitechapel

in London’s East End to Colchester in Essex. Today, it is still an important east to west public transport route and road network. The area is well placed strategically, with good access to the City and Stratford and the Olympic site. The corridor also lies within the London – Stansted – Cambridge – Peterborough (LSCP) growth area and is on the cusp of the Thames Gateway growth area. Crossrail will provide increased accessibility to central London and Heathrow airport, which brings the potential to increase commercial opportunities in the area. The Key Diagram, found on page 3, shows the Crossrail Corridor within this wider strategic context.

1.1.3 The arrival of the railway in the 19th century resulted in significant growth along the

High Road, including the linear pattern of Edwardian and inter-war residential development to the north and south of the High Road, which makes a significant contribution to the area’s local character. These well-constructed Edwardian and inter-war houses remain a popular place to live today. However, the area has suffered from a sharp decline and relative increase of deprivation over the last few years. Today, the town centres of Seven Kings and Goodmayes (whilst displaying some of the finest architecture in the Crossrail Corridor area) are some of the most deprived in the borough. Furthermore, the area contains several large former industrial and commercial sites that have remained vacant or are under-utilised and do not realise their potential.

1.1.4 The area also suffers from several other constraints including heavy traffic

congestion at most times of day, noise from rail operations, open space deficiency and in some areas a poor quality local environment. Many of the currently under-utilised and vacant sites are ‘trapped’ between the railway line (which forms a physical barrier to the south) and the High Road, and they fail to define the edge of the High Road.

1.1.5 This Plan marks the start of exciting times for the area and its residents. It will

facilitate improvements to the overall character and quality of the area and will influence the type of place that the High Road will become over the next ten years and beyond. This, along with the desire of the local community to embrace change and regeneration, will ensure that the High Road becomes a vibrant, successful and sustainable community.

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Map 1.1 Map of the Crossrail Route

Map courtesy and copyright of Crossrail Limited, 2010

1.2 Key Drivers of Change 1.2.1 Drivers of change are the forces that will influence and shape the area over future

years. These key driving forces are behind the Council’s decision to prepare this Area Action Plan and are outlined below:

The Arrival of Crossrail

The opportunities to be exploited by the arrival of Crossrail and the improved connectivity it will bring to the area are the most powerful drivers of change. Crossrail is an important catalyst and pivotal to promoting investment and regeneration in the area to deliver wider community benefits.

Housing Need and Requirements To meet the needs of the growing population, Redbridge has a target to provide a minimum of 9,050 new homes between 2007 and 2017. The Crossrail Corridor area has a high number of underused and vacant sites, which present the opportunity for mixed use developments underpinned by housing provision. The need and requirements for new homes in the borough, coupled with the availability of sites in the area, is a key driver of future development.

Demographic Change The demography of the area is another crucial factor, and partly drives housing need. The people living in the area are younger than the average in the borough, with a high proportion of children under the age of sixteen. Almost half the population is from ethnic minority groups and the needs of the growing community will need to be considered to shape regeneration in the area.

The Area’s Strategic Location The Crossrail Corridor is well placed strategically, located at the confluence of two of the Government’s identified growth areas, namely the London – Stansted – Cambridge – Peterborough Corridor and the Thames Gateway. Both of these designations reinforce priority for the delivery of new housing and supporting infrastructure.

Opportunities for Development The Crossrail Corridor comprises several tired looking, dysfunctional and underused parcels of land containing ‘big box’ retail units, light industrial buildings and vacant brownfield land that do not live up to their potential. This proliferation of sites, located within close proximity to each other, presents an opportunity to create high quality and sustainable mixed use development to provide new homes, schools, health, leisure and other community facilities.

1.3 What if Crossrail is Delayed or Doesn’t Arrive? 1.3.1 The Council has named the Plan the ‘Crossrail Corridor Area Action Plan’ because it is

considered that Crossrail will bring major benefits to the area and is a common theme to this stretch of the High Road. However, the driving force behind the Council’s decision to prepare an Area Action Plan for the High Road is because it includes several vacant and under-utilised sites of poor environmental quality and is characterised by a number of potential infill sites and low density development which offer significant regeneration potential. The area also includes some of the most disadvantaged wards in Redbridge with significant infrastructure requirements. The Area Action Plan not only provides a framework to guide development and promote opportunities for change but also identifies enhancements to the

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environment and public realm and aims to promote social inclusion. Many projects and interventions will take place irrespective of Crossrail’s arrival in 2019.

1.4 What is an Area Action Plan? 1.4.1 Planning Policy Statement 12 (Local Spatial Planning) defines the scope of Area

Action Plans and when they should be prepared. Paragraph 5.4 of PPS12 states that:

“Area action plans should be used when there is a need to provide the planning framework for areas where significant change or conservation is needed. Area action plans should: deliver planned growth areas; stimulate regeneration; protect areas particularly sensitive to change; resolve conflicting objectives in areas subject to development pressures; or focus the delivery of area based regeneration initiatives.”

1.4.2 This Area Action Plan provides an area-specific planning framework to guide future

change and regeneration along the Crossrail Corridor, in a way that meets the needs of the local community. It is intended to help shape the type of place that the area will become and sets out ’what, when, where and how’ particular development proposals will come forward.

1.4.3 The Area Action Plan allocates several Opportunity Sites for future development and

includes a set of 14 Corridor-Wide Policies, which will be used when determining all future planning applications within the area. The Plan also identifies five Character Areas, known as:

East of Ilford Seven Kings Local Centre Goodmayes Local Centre Grove Chadwell Heath

1.4.4 Each Character Area has its own distinctive set of characteristics and identifies urban

design issues, such as streetscape, conditions of buildings, quality of public spaces, land uses and activities. The Character Areas reinforce and bring together the Corridor-Wide Policies and the Opportunity Sites to guide improvements and development in each area. The Character Area Plans illustrate the location of key sites, landmark buildings and proposed public realm improvements.

1.4.5 The Area Action Plan forms part of the Council’s Local Development Framework, a

portfolio of planning documents, which delivers the spatial development strategy for the borough, which is fully discussed in Chapter 2.

1.4.6 The Core Strategy, adopted in March 2008, is the most important document within

this framework as it is the parent document to which all other plans must conform. It sets out the overarching spatial framework for the future of the borough including the Spatial Vision, Strategic Objectives and Policies. The Core Strategy aims to deliver a minimum of 9,050 new homes by 2017, mainly concentrated in the town centres and close to public transport nodes in order to preserve the borough’s parks and open spaces and to avoid intensification of existing residential areas. This Area Action Plan provides a more detailed expression at a local level of the objectives and policies set out in the Core Strategy.

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1.4.7 The Council believes it is important to ensure that future development takes place in a balanced and co-ordinated manner by setting out a comprehensive framework to guide the delivery of new homes, and supporting community facilities as well as transport initiatives and public realm improvements. The Council believes this approach is better than allowing unrestricted and uncontrolled development across the borough.

1.4.8 The Area Action Plan will cover a ten year period, from 2011 to 2021. It will be

monitored and reviewed as necessary to reflect the changing aspirations of the community and the regeneration needs of the area.

1.5 How has the Area Action Plan been prepared? 1.5.1 The Evidence Base

Prior to the preparation of any new plan, baseline information must be collected to establish the need for and scope of the document. The evidence base material explores the profile and characteristics of the area across a range of social, economic and physical factors.

1.5.2 For this Plan, the Council undertook an assessment of the demographic and socio-

economic characteristics of the area. This revealed that as a whole the Crossrail Corridor displays levels of relative deprivation and underlying socio-economic issues, which without intervention will continue to stifle the quality of life of people living and working within the area. Regular land use surveys and town centre health checks have been undertaken for Seven Kings, Goodmayes and Chadwell Heath. Another key document within the evidence base is the Urban Design and Public Realm study for the Corridor prepared during 2009, which was jointly commissioned by the Council and Design for London. The aim of this study was to explore the potential for delivery of both high quality development and public realm improvements along the corridor, which has been fed into the preparation of this Area Action Plan. Opportunity Sites allocated in this Area Action Plan were identified using the Redbridge Strategic Housing Land Availability Assessment (SHLAA) 2008 and the Mayor’s London-wide SHLAA (2009). The Community Infrastructure Plan (2009) was also crucial in identifying need and land requirements for supporting infrastructure in the area, and promoted a joined up approach with service providers.

1.5.3 The work contained in the Crossrail Corridor Urban Design and Public Realm study

has been further reinforced by a Townscape Survey of the area. This study identifies key areas of positive townscape and individual/ groups of heritage assets, which should be protected, and which give a strong contextual lead for new development proposals within the Area Action Plan boundary.

1.5.4 This evidence base and responses and views gained through consultation have been

instrumental in identifying the challenges facing the area, the alleviation of which is seen as essential to unlock the potential of the area. The key challenges revealed include: poor quality townscape and lack of high quality development; the need to maximise the benefits of Crossrail; lack of energy efficient and sustainable development; the need for housing; lack of economic diversity and opportunities for training; poor movement and accessibility along the High Road; poor retail offer in the town centres; poor availability of community facilities; open space deficiency and poor access to parks, and quality of public realm and streetscape.

1.5.5 Consultation and Engagement

Input from the public and stakeholders has been a key feature of the preparation of this Area Action Plan. The Council has undertaken both formal and informal consultation exercises throughout the preparation of the Plan, including formal

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presentations at Area Committees, exhibitions along the Crossrail Corridor, extensive meetings with service providers and regular Community Forum Meetings. Further details are set out in the Consultation Statement which accompanies this Area Action Plan.

1.5.6 Issues and Options Consultation

Following the preparation of the evidence base, formal consultation on the key issues and potential opportunities for change along the corridor took place. The Council published ‘Making Tracks’, the Crossrail Corridor Area Action Plan Issues and Options Report at the start of a six-week consultation period in May and June 2009.

1.5.7 This formal stage of consultation focused on the need to find out the views of local

residents, businesses and community groups and to understand their aspirations for the area. This process helped to identify the problems and constraints in the area and to establish the right options to deliver change. Approximately 50 individuals and organisations made formal representations on this report.

1.5.8 The consultation process also included several extensive meetings with relevant

Council service areas (including Children’s Services, Leisure, Housing, Highways and Licensing), delivery agencies such as the Redbridge NHS Primary Care Trust, Registered Social Landlords and Housing Associations and other stakeholders such as the Environment Agency and the London Borough of Barking and Dagenham. The Council attended the Thames Gateway Forum, Housing Association Liaison Group and Redbridge Agents Forum to specifically promote development opportunity sites along the Crossrail Corridor to developers and housing associations. The Council also liaised directly with individual community groups including St Johns Church in Seven Kings, Take Action for Seven Kings (TASK) and Seven Kings and Newbury Park Residents’ Association. A full list of meetings with delivery stakeholders can be found in the accompanying Consultation Statement.

1.5.9 Informal Community Engagement

In order to encourage continuous community engagement a series of informal Community Forum Meetings were set up in autumn 2009. These meetings provided an opportunity for elected Members, local residents, businesses, community groups and delivery stakeholders to influence the preparation of the Plan. Each meeting focused on a different topic area and included presentation and discussion surrounding the topic, with expert guests from the NHS PCT, and the Highways and Licensing Services of the Council. Topics discussed included promoting mixed use development on key opportunity sites, improving public transport and parking provision, improving retail mix and local amenities, tackling the rise of hot food takeaways and car showrooms along the High Road, and how the new plan will help the delivery of important community infrastructure such as a new swimming pool and branch library in the Seven Kings area.

1.5.10 The Council also arranged an informal walkabout along the Crossrail Corridor to look at specific opportunity sites and areas in need of investment and improvement. A mix of local Councillors, residents and community groups attended this event. Discussion was very positive and the feedback helped inform the Spatial Vision for the future of the area (Chapter 4). All comments received during the preparation of the Area Action Plan have fed into its preparation.

1.5.11 This Area Action Plan is also supported by a document called a Sustainability

Appraisal, which is used to assess the social, environmental and economic effects of the key proposals and policies.

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1.5.12 The Council’s Internal Decision-Making Process Preparation of this Area Action Plan has been informed by the Council’s LDF Member Officer Working Team and the LDF Advisory Committee, which was set up to inform and monitor key stages of the preparation of Local Development Documents. This Committee replaced the LDF Member Officer Working Team in July 2010. The deliberations of the Advisory Committee were reported back to Council’s Cabinet on a regular basis.

1.5.13 The LDF Working Team helped inform ‘Making Tracks’, the Crossrail Corridor Area

Action Plan Issues and Options Consultation Report at a meeting on 4 February 2009, identifying issues to be incorporated into the document. The written responses received from the Issues and Options Consultation were reported back to the Working Group on 1 September 2009. The Working Group received the Draft Pre-Submission Area Action Plan at its meeting on 9 March 2010.

1.5.14 The Pre-Submission Crossrail Corridor Area Action Plan was approved by the

Planning and Regeneration Scrutiny Committee on 15 April 2010. Following this, the Area Action Plan was approved by the Council’s Cabinet on 21 June 2010 and subsequently commended to full Council on 15 July 2010. It was approved for a final stage of public consultation followed by submission to the Secretary of State. The written representations received at the pre-submission consultation stage, and the schedule of proposed changes to the AAP were presented to the LDF Advisory Committee on 8 December 2010.

1.5.15 The Area Action Plan was formally submitted to the Secretary of State on 23

December 2010 for examination by an independent planning inspector. Following the examination hearings in April 2011 and the Inspector’s favourable report, the Area Action Plan was commended to full Council on 15 September 2011 for adoption.

1.6 Structure of this Area Action Plan 1.6.1 The subsequent chapters in this Plan are structured as follows:

Chapter 2 sets out the planning policy context in which this Area Action Plan has

been prepared.

Chapter 3 sets out the challenges facing the Crossrail Corridor, which the Area Action Plan seeks to address.

Chapter 4 sets out the Spatial Vision and Objectives for the future of the Crossrail

Corridor.

Chapter 5 sets out 14 detailed Corridor-Wide Policies to help deliver the Plan’s Spatial Vision and Objectives. The policies are divided into specific topic areas, relating to:

Opportunities for High Quality Development The Arrival of Crossrail in 2019 Achieving Energy Efficiency and Sustainable Development The Need for Housing Easing Movement and Improving Accessibility Improving the Retail Offer in the Centres Improving Access to Community Facilities Improving Access to and Quality of Open Spaces, Public Realm and

Streetscape.

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Chapter 6 describes the Area Action Plan’s Character Areas setting out specific

design principles and the Character Area Plans.

Chapter 7 set out how the Area Action Plan will be implemented. This section is of specific interest to the Council, other delivery agencies and infrastructure providers.

Chapter 8 provides detail on the process of monitoring and review of proposals

and outcomes set out in this Area Action Plan. Appendix A lists the evidence base, which informed preparation of the Area

Action Plan. Appendix B sets out the Redbridge Local Development Framework and local

strategies in a diagram illustrating the relationship between each of the Local Development Documents (current at the time the Plan was prepared).

Appendix C provides a Glossary of Terms.

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Chapter 2 Policy Context

2.1 Introduction 2.1.1 This section sets out the policy context in which the Crossrail Corridor Area Action

Plan has been prepared. National, regional and local policies place particular emphasis on the need to deliver sustainable development and tackle climate change. The Crossrail Corridor Area Action Plan defines a framework for accommodating appropriate levels of growth whilst promoting sustainable development and combating climate change.

2.2 National Policy Context 2.2.1 Sustainable development is the cornerstone of planning policy and means that

development which is required to meet the physical, social and economic needs of the present should not prejudice environmental, social and economic conditions in the future. The Government’s Sustainable Development Strategy (2005) has five guiding principles for achieving sustainable development:

Living within environmental limits Ensuring a strong, healthy and just society Achieving a sustainable economy Promoting good governance Using sound science responsibly

2.2.2 The principles of sustainable development and the increased migration to the South

East of England have been incorporated into the Government’s vision for sustainable communities, set out in the Sustainable Communities Plan– building for the future (ODPM, February 2003). This is part of a national programme of action setting out how the Government intends to meet housing need and achieve sustainable communities for all: communities that will stand the test of time, where people want to live, and which will enable people to meet their aspirations and potential. It identifies four growth areas in the South-East (Thames Gateway, Milton Keynes-South Midlands, Ashford and the London – Stansted -Cambridge - Peterborourgh Corridor) with capacity to accommodate a significant number of new homes in the coming decades. Redbridge falls within the London-Stansted-Cambridge-Peterborough Corridor which has the capacity to deliver some 500,000 homes over the period to 2031. The Borough also sits on the cusp of the Thames Gateway Growth Area, where there is further capacity to deliver 200,000 new homes in the coming years.

2.2.3 Climate change is a significant element of the wider sustainable development

agenda. The UK Strategy on Sustainable Development Securing the Future (2005) states:

“Our ability to develop more sustainably will determine the speed and degree of climate change that we experience. And as the climate changes the choices available to us to develop sustainably will change”

2.2.4 The key policies and priorities for action are set out in the Climate Change Programme and the UK’s Climate Change Bill. The Bill is the first of its kind in any country and provides a clear, credible, long-term framework for the UK to achieve its

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goals of reducing carbon dioxide emissions, and will ensure that steps are taken towards adapting to the impacts of climate change.

2.2.5 The Government’s Planning and Climate Change Supplement to Planning Policy

Statement 1 on Delivering Sustainable Development (ODPM, 2005) sets out how planning should contribute to reducing emissions and stabilising climate change.

2.2.6 Planning Policy Statements

The Government expresses national planning polices through a series of national Planning Policy Statements (PPSs) and Planning Policy Guidance Notes (PPGs). They aim to promote high quality and sustainable development and achieve the goal of sustainable communities, by ensuring development provides a range of good quality housing and tenures to meet the needs of the community, a flourishing local economy supported by adequate infrastructure, a high quality safe and healthy environment and community facilities and amenity space. Local Planning Authorities must take their contents into account in preparing their Development Plan Documents (DPDs), ensuring that the plans and policies within them are consistent with national guidance.

2.2.7 A list of all National and Government guidance at the time of publication and

relevant to this Plan, can be found as part of the Evidence Base in Appendix A. Appropriate account has been taken of the Government’s overall approach to planning and sustainable development in formulating the Council’s Local Development Framework, including this Area Action Plan.

2.3 Regional Policy Context 2.3.1 The London Plan is the Mayor’s Spatial Development Strategy for London and

provides the regional planning policy context for all London Boroughs. The London Plan together with the Redbridge Local Development Framework forms the statutory Development Plan for the Borough.

2.3.2 The current London Plan was published in July 2011 and sets out a number of key

objectives and targets relating to housing, transport, environmental issues, tackling deprivation, employment and commerce and open spaces. It includes 121 separate policies designed to support growth of the London economy, strengthen the transport system (including Crossrail) and deliver its sustainability agenda. The document is framed in the context of the Mayor and boroughs working together to deliver solutions and outcomes.

2.3.3 Redbridge lies within the East London sub-region, comprising 10 boroughs north

and south of the River Thames. The sub-regions are intended to provide a framework for cross-borough working arrangements and for Greater London Authority (GLA) dealings with individual boroughs. Ilford Town Centre is one of two Metropolitan Centres in the sub-region and emphasis is placed on its long-term and sustainable growth. Ilford is also designated as an Opportunity Area, identified as being capable of accommodating substantial new jobs and/or homes along with the provision of other uses such as retail, leisure and community facilities. The London Plan states that these areas are places with the potential for significant increases in density. The Crossrail Corridor forms the eastern gateway to Ilford Metropolitan Centre, and given the large number of underused and vacant brownfield sites the area is considered to be a strategically important part of the Borough.

2.3.4 In April 2010, the Mayor published the Crossrail Supplementary Planning Guidance

(SPG), relating to the use of planning obligations (commonly known as Section 106 agreements) to raise contributions towards the funding of the Crossrail

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project. In Redbridge, the development of offices and retail uses above a threshold of 500sq.m (gross external floorspace) within 1km of a proposed Crossrail station will be required to contribute towards its construction. The SPG also advises that certain types of entertainment and leisure development may be suitable for contributions to mitigate their impact, to be assessed on a case by case basis. Potentially, development of a strategic scale and impact, located within the Crossrail Corridor could contribute towards Crossrail in Outer London. In addition the Mayor of London is also proposing to introduce a London-wide Community Infrastructure Levy (CIL) which would also help to fund the delivery of Crossrail.

2.4 Local Policy Context 2.4.1 The Crossrail Corridor Area Action Plan supports the objectives, policies and

proposals of several local initiatives and strategies. Appendix B sets these out in greater detail. The most important of these strategies are described below:

2.4.2 Council’s Vision and Sustainable Community Strategy

In November 2004, the Council adopted a new Vision - Our ambition is for Redbridge to be a better place to live - which reflects the wide range of Council responsibilities and is based on the premise of accountable local government. In pursuit of this Vision, the Council also adopted six key aims:

Redbridge: A safer place to live Redbridge: A cleaner, greener place to live Redbridge: A better place to learn Redbridge: A better place for care Redbridge: A better place for business Redbridge: A better place to live together

2.4.3 ‘Shaping our Future Together – A Sustainable Community Strategy for Redbridge’

aims to improve the quality of life for all of the people living in Redbridge over the period 2008-2018. It facilitates a collaborative approach between the Council and key service providers to ensure that each is working towards complementary goals, reflecting local community priorities.

2.4.4 Local Development Framework Preparation of the Crossrail Corridor Area Action Plan has been based on the policies

and proposals set out in Council’s adopted Local Development Framework (LDF). 2.4.5 The Core Strategy (adopted March 2008) is the Council’s parent planning policy

document to which all other plans must relate and it sets out the Spatial Vision, Strategic Objectives and Policies. Central to this approach is the delivery of 9,050 new homes from 2007 to 2017 focused in town centre locations. Strategic Policy 1 (Overall Growth) directs growth to the Borough’s hierarchy of town centres, including the Metropolitan Centre of Ilford, the District Centres of Gants Hill, Barkingside, Chadwell Heath, South Woodford and Wanstead and the Local Centres of Goodmayes, Ilford Lane, Manford Way (Hainault), Newbury Park Woodford Bridge, Woodford Broadway/Snakes Lane and Seven Kings.

2.4.6 The Borough Wide Primary Policies Development Plan Document (adopted May

2008) contains a range of specific development management policies used in the determination of planning applications on matters such as general design and parking standards. These policies apply across the whole of the borough. Consequently, they apply in the Crossrail Corridor in addition to the requirements of this Area Action Plan.

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2.4.7 The Development Sites with Housing Capacity Development Plan Document

(adopted May 2008) allocates sites considered to be suitable, or which have planning consent for housing and mixed-use development. A significant number of these sites are located along the Crossrail Corridor and this Area Action Plan recognises and considers them in relation to infrastructure requirements and housing delivery.

2.4.8 The Development Opportunity Sites Development Plan Document (adopted May

2008) identifies sites for development (other than housing and mixed use) for a variety of uses, including transport network improvements, cultural and recreational facilities, business and community uses. Several of these sites are located along the Crossrail Corridor.

2.4.9 The Ilford Town Centre Area Action Plan (adopted May 2008) provides a planning

framework for growth and regeneration in Ilford Metropolitan Centre to the year 2017 and beyond. It sets out a range of policies with which new development must comply and illustrates the preferred distribution of land uses, as well as the intended pattern of movement in and around the town centre. The “High Road East” Character Area of the Ilford Town Centre Area Action Plan adjoins the “East of Ilford” Character Area” of the Crossrail Corridor Area Action Plan, both comprising the shops, places of worship, the former Ilford Baths site and Cricklefields facility. Therefore it is important that both sets of design principles are consistent with each other.

2.4.10 A Joint Waste Development Plan Document (The Proposed Submission Draft,

September 2009 was submitted to SoS in November 2010) has also been produced jointly with the London Boroughs of Barking & Dagenham, Havering, and Newham. This sets out how each of the East London Waste Authority (ELWA) Boroughs will deal with waste over the next 10 years and beyond. A site safeguarded in this document (Ilford Recycling Centre) falls within the Crossrail Corridor and is recognised as such in the Area Action Plan.

2.4.11 The Redbridge Community Infrastructure Plan (CIP) (published in December 2009

and updated January 2011) identifies the amount, cost and sources of funding for the main types of community infrastructure needed to support the growth planned in Redbridge until 2017. Its immediate purpose is to provide a robust evidence base to support the Council’s negotiation of Section 106 contributions/planning obligations. In the longer term, it will underpin a Charging Schedule, should the Council decide to implement the Government’s proposals for a Community Infrastructure Levy. The Community Infrastructure Plan is an important evidence base document and the Area Action Plan is the main planning tool with which to help deliver the infrastructure projects that lie within the Crossrail Corridor.

2.4.12 Appendix B lists a number of Supplementary Planning Documents (SPDs). These

documents do not set new policy, but give a more detailed explanation and elaborate on specific policies contained in the Development Plan Documents. Of particular importance are the Planning Obligations Strategy and Affordable Housing SPDs.

2.4.13 The Crossrail Corridor Urban Design/Public Realm Study was commissioned jointly

by the Council and Design for London, and completed in June 2009. The study looked at the potential for delivering high quality urban design and open space along the Crossrail Corridor, which includes the stations at Ilford, Seven Kings, Goodmayes and Chadwell Heath. The objectives of the study included:

Producing built environment design guidelines for new developments to

integrate with and enhance the existing context.

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Identifying focal points for public space improvements and develop these with costings and outline phasing details.

Providing a local movement strategy that identifies the function of the main road, opportunities for integration of pedestrians and cycle routes, and key public space improvements.

2.4.14 The Mayor’s Great Spaces Initiative

The Mayor’s Great Spaces Initiative aims to champion public spaces that have poor access or that are unwelcoming and unattractive and turn them into places people want to use. Supported by the London Development Agency, and by working in collaboration with Design for London, design and procurement advice is tailored to individual projects. Seven Kings was named as one of 36 “Great Spaces” in November 2009. The centrepiece of proposals at Seven Kings is the creation of an attractive square and focal point in front of the railway station. Consultants were appointed in February 2010 to undertake an initial design and feasibility study. This study progressed a signalisation scheme currently being implemented by the Council’s Highways and Cleansing Service to potentially create an attractive and functional public space. It aims to promote the station’s role as an important public transport hub and interchange at the heart of Seven Kings Local Centre, maximising the benefits of the arrival of Crossrail in 2019.

2.4.15 The Planning and Regeneration and Highways and Cleansing Services will continue to work with Design for London and Transport for London to further progress this study and consider ways to gain additional funding including more detailed design, analysis and modelling of the proposed junction options in order to progress the project to the next stage.

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Chapter 3 Challenges

3.1 Introduction 3.1.1 Drawing upon robust evidence and research, this chapter sets out the key challenges

facing the Crossrail Corridor which this Area Action Plan seeks to address. These along with the Drivers of Change identified in Chapter 1 underpin the Spatial Vision and the Objectives of the Area Action Plan. The challenges have arisen from robust evidence and research including ongoing consultation with local residents, stakeholders and businesses. Ten important challenges have been identified for the Crossrail Corridor, and they are explained in more detail below.

3.2 Generally Poor Quality Townscape, lack of High Quality Development

and undervalued Heritage Assets

3.2.1 At present a key concern is the significant extent of poor quality townscape along the Corridor, which impacts on the quality of the High Road as a whole, as well as diminishing the value of the area’s heritage assets that make a positive contribution to the townscape, including locally listed buildings and buildings of positive townscape value. One of the underlying principles of this Plan is to protect and enhance all the features that make the Crossrail Corridor distinctive and to continue to promote the community with its sense of place and history whilst providing high quality new development.

3.2.2 There are a number of heritage assets and features along the High Road that

continue to tell the story of the area’s development that should be retained and enhanced for future generations. In particular, the community places significant value on landmark buildings, such as the Cauliflower public house and St Cedd’s Church and the Plan seeks the retention of these remaining links. Looking to the future, with the arrival of Crossrail in 2019, the area’s character will continue to develop leading the way for high quality new development and design features and it is hoped that this will leave a legacy of high quality buildings which future generations will enjoy, value and learn from. Much of this new development will take place on a number of under-utilised and vacant sites. This approach is in line with the Plan’s evidence base and consultation responses which revealed that a balance needs to be struck between the need to regenerate under-utilised sites, generally improve the quality of the townscape, whilst protecting and enhancing the local character and the area’s heritage assets. The Council’s Crossrail Corridor Urban Design and Public Realm study was completed in June 2009. The Study explores the potential for delivering high quality urban design along the 4km stretch of High Road. It comprises several Urban Design Principles for opportunities for change and a strategy for improvement, enhancement and development. The work contained in this study has been further reinforced by a Crossrail Corridor Townscape Survey (2010). This survey identifies key areas of positive townscape and individual/groups of buildings or heritage assets, which should be protected and which give a strong contextual lead for new development within the Area Action Plan boundary.

3.3 The Need to Maximise the Benefits of Crossrail 3.3.1 The challenge here is to ensure the Council sets a development framework to

prepare for the arrival of Crossrail, so that the area is in a stronger position to harnesses the benefits that Crossrail will bring. Crossrail has the potential to increase

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land values and pave the way for further complementary regeneration, in particular to act as a catalyst for economic growth and inward investment into the area. Increased investor confidence in anticipation of Crossrail will also complement and contribute significantly to delivery of the Council’s plans for the regeneration of the Crossrail Corridor, and to sustainable development more widely. It is clear that through its cumulative benefits, Crossrail will play a major role in bolstering and further enhancing the area’s reputation and the borough as a whole, which is already seen as a highly accessible Outer London destination to live and work.

3.3.2 Ilford Station will be remodelled and Goodmayes and Chadwell Heath Stations

upgraded to be fully accessible with step free access from the platform to the street. Previous consultation carried out as part of this Area Action Plan’s preparation suggests that local residents and businesses are keen to harness the benefits of Crossrail for the area.

3.4 Lack of Energy Efficiency and Sustainable Development 3.4.1 The evidence base and recent consultation reveals that local residents would

welcome energy efficient and sustainably constructed homes and buildings provided that the cost of buying/renting these homes is not substantially increased as a result. The Council recognises that within the Corridor, the majority of carbon dioxide emissions come from the energy used to heat and power domestic and commercial buildings, and that the planning process has a key role to play in ensuring that carbon dioxide emissions from new development are kept to a minimum. It is also recognised however that the construction of new buildings is responsible for significant carbon emission and that the re-use, intensified use and/or adaption of existing buildings, which are worthy of retention, can play a significant role in improving the sustainability of the area.

3.5 The Need for Housing 3.5.1 Housing needs and requirements in the Crossrail Corridor continues to increase, with

an 11% increase in population since the 2001 census, due to an increasing birth rate and net in-migration from Inner London Boroughs. The existing housing stock comprises of a high proportion of privately owned or rented terraced and semi-detached properties. Approximately 78% of people living in the area own their home (or have a mortgage) compared to 75% in Redbridge as a whole. There is a very low proportion of social housing (6%) and a relatively high proportion of households (14%) that rent from private landlords, with a lack of affordability, exacerbated by an increasing proportion of people choosing to live alone.

3.5.2 The 2009 London-wide Strategic Housing Market Assessment (SHMA), East London

SHMA and Redbridge SHMA (both 2010), reveal that in order to resolve the existing housing need there is a significant requirement for additional social rented homes with three bedrooms or more, and a considerable need for smaller (1 and 2 bed) housing across all tenures.

3.6 Lack of Opportunities for Training and Economic Development 3.6.1 The Crossrail Corridor lies within the wards of Chadwell, Clementswood, Goodmayes,

Loxford, Mayfield, Newbury, Seven Kings and Valentines, all of which are amongst the ten most deprived wards in Redbridge.

3.6.2 The people living in this area have a lower skills base than the borough as a whole.

The area comprises wards with a relatively low employment rate, averaging at 58%.

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Around 26% of the working-age population have no qualifications. The percentage of people claiming Job Seekers Allowance in the area in 2010 was 4.9%, and the duration of most claims was up to 6 months, which shows an increase in claims since 2008 (3.0%). Although there are many fewer long term claimants than short term claimants, the data over time shows that the proportion of long term claimants is growing. The total number of people claiming income related benefits as a proportion of the resident working-age population in the Crossrail Corridor averaged at 18.3% in 2010 (Nomis, 2010), which has increased since the economic downturn (15.2%).

3.7 Poor Movement and Accessibility along the High Road 3.7.1 The High Road forms a strategic link between Ilford and Romford, linking the town

centres of Seven Kings, Goodmayes and Chadwell Heath. However, despite having four mainline railway stations and a bus route (No. 86), the High Road suffers with a number of challenges: The High Road and its major arteries are plagued by congestion throughout

the day, particularly as the needs of local residents, commercial premises and those using the road as a through route can conflict.

As a result of this congestion and the dominance of the car, walking and

cycling routes along the High Road need to be studied further, improving the safety for cyclists or pedestrians. This is supported by evidence base studies undertaken by the Council’s Highways Services, for example the Council’s Cycle Route Implementation Strategy (CRISP) for the existing cycle route along the High Road.

Whilst there are a number of car parks along the Corridor, community

consultation has revealed that there is an identified need for ‘short term’ parking which encourages access to local shops and services on the High Road and discourages commuter parking.

Public transport services throughout the Corridor tends to follow an east to

west pattern, with the railway running parallel to, and bus services running along the High Road, with some intersecting bus routes at key junctions. As a consequence, the railway acts as a significant barrier to north/south movement, restricting access to key social and community services. There are currently no bus routes connecting the High Road to the Central Line at Newbury Park.

3.7.2 In terms of modal split, a high proportion of commuters already make use of the train

service to travel to work (17.5% compared to 9.4% across the borough), yet the stations at Goodmayes and Chadwell Heath are not well connected to the High Road. In addition, the High Road is served by only one dedicated east-west bus route (No. 86) and only 7.8% of commuters use the bus services. Furthermore, only a small proportion of people travel to work by bicycle (0.96%).

3.8 Poor Retail Offer in the Town Centres 3.8.1 During the consultation that helped inform the preparation of this Area Action Plan,

one of the most commonly and strongly voiced community concerns was about the lack of adequate convenience shopping (e.g. bread, milk, newspapers etc). Town Centre Health Checks (2008) and Land Use Surveys (March 2010) conducted by the Council suggest that these concerns are well founded.

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3.8.2 In planning terms there is a distinction between a shop (Class A1), a financial or

professional service (Class A2), a restaurant or café Class A3), a drinking establishment (Class A4) and a hot food takeaway (Class A5), as set out in the Town and Country Planning (Use Classes) Order 1987 (as amended).

3.8.3 Seven Kings has the lowest proportion of Class A1 shops (39.10%) of any town centre

in Redbridge and suffers from a high concentration of hot food takeaways (Class A5) (10%) and car showrooms (18.05% of Sui Generis uses), which are undermining local amenity and posing environmental challenges in terms of litter, parking and late night noise. The number of cafes and restaurants (Class A3) (4%), drinking establishments (Class A4) (1%) and vacant units (4.51%) is fairly low in Seven Kings.

3.8.4 Goodmayes lacks a traditional heart to the town centre and again suffers from a low

proportion of (Class A1) shops (47.62%). It also has a high number of cafes and restaurants (Class A3) (10.20%) and a perceived high amount of hot food takeaways (actual amount at 4.08%). Goodmayes also has a high vacancy rate at 11% and low number of drinking establishments (1.5%).

3.8.5 Chadwell Heath is much larger and contains a healthier retail offer. However, most of

the District Centre lies within the London Borough of Barking and Dagenham. The part of Chadwell Heath within the London Borough of Redbridge, specifically Wangey Road and Station Road comprises predominantly commercial uses leaving the area lacking in activity and natural surveillance and feeling unsafe outside of business hours. A Land Use Survey was carried out in this part of Chadwell Heath in March 2010. This shows that the area comprises only 44.68% of Class A1 shops, 4.26% pubs and bars, 10.64% restaurants and cafes and only 4.26% being hot food takeaways. The other uses in the area include non residential institutions such as training centres (Class D1) (8.51%) and leisure uses, such as the bingo hall (Class D2) (2.13%).

3.8.6 Whilst all three town centres have some high quality architecture, they also have

relatively tired-looking streetscenes and suffer from a constant stream of traffic travelling along the High Road. The generally cluttered and untidy shopfronts have a negative impact on the area as a whole and on the streetscape and pedestrian environment.

3.9 Poor Availability of Community Facilities 3.9.1 During the Issues and Options public consultation concern was expressed regarding

the poor availability of community facilities, including education, health, and leisure facilities within the area, to support the needs of the area’s growing community. The Council’s Community Infrastructure Plan (CIP) published in December 2009 identifies the existing and future needs for a variety of community facilities within the borough. It is clear that access to facilities in the south of the borough needs to be improved.

3.9.2 As a result of a change in local demographics, the Plan area has experienced high

demand for primary school places leading to the need for a new primary school to be built within the area, as well as expansions to existing primary schools, such as Barley Lane and Chadwell Primary Schools. Secondary schools are also over-subscribed, due to the high number of children under the age of 16 living in the area.

3.9.3 There are approximately a dozen GP clinics along the High Road and they all exceed

their recommended maximum patient list size. There is also a need for a new leisure

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facility including a 25m swimming pool, following the closure of Ilford Baths in December 2008 and need for a permanent branch library within Seven Kings.

3.9.4 Consultation has also revealed the need for more community meeting places and

facilities, particularly for use by the Community and Voluntary Sector and facilities for the younger and older residents.

3.10 Open Space Deficiency and Poor Access to Parks 3.10.1 Evidence has revealed an under-provision of local open space and pocket parks

along the whole stretch of the Crossrail Corridor. One accepted standard for open space provision is that there should be a sizeable and publicly accessible open space or park within 400m of where people live1. Parts of the High Road do not meet this standard. The 2010 Open Space Assessment shows the Corridor provides only 2.4 ha of open space per 1,000 residents, the second lowest provision in the Borough. This is likely to have decreased over recent years due to the expanding population.

3.10.2 Although there are a number of parks and recreation grounds located north and

south of the High Road and surrounding areas they are not evident from the High Road itself. Many of the parks and green spaces are difficult to get to and way-finding is poor. The combination of long unbroken roads (e.g. running between High Road and Meads Lane) and the lack of north – south connections across the railway increases travel distances and results in car dependency.

3.11 Poor Quality Public Realm and Streetscape 3.11.1 The High Road is a vibrant and active place with an unusual diversity of activities and

land uses. Surprisingly its energy seems to survive despite the poor quality public realm and streetscape which can be found along the whole linear stretch of the Crossrail Corridor. Areas of the High Road have become vehicle-dominated with little or no provision for pedestrians, and in places cars appear to over-run the public realm and park on the footpath itself.

3.11.2 Unnecessary clutter of signs, bollards, benches, railings, litter, bins and light columns

significantly detract from the High Road’s appearance. There are examples of litter and debris on the streets and in front gardens making the High Road feel very run down, dirty and untidy. There is also a noticeable absence of trees and planting along the High Road and very few defined places to stop and rest, or to meet up with people.

3.11.3 The value of good public realm should not be underestimated. Improvements to the

streetscape and public realm along the Crossrail Corridor, in particular the creation of focal points in the town centres, are a fundamental principle of enhancing streetscape along the Corridor. Such improvements can be shaped to help to re-balance the hierarchy of street users in favour of cyclists and pedestrians.

1 London Plan, July 2011.

Chapter 4 Spatial Vision and Objectives

4.1 Introduction 4.1.1 The Council aims to transform the Crossrail Corridor and the surrounding area

ensuring it looks to the future, with high quality, innovative developments that have environmental sustainability at their heart, whilst respecting and retaining the core elements of the remaining positive townscape and individual buildings of historic and/or architectural interest. The Council will work hard with key partners, developers and the local community to achieve the spatial vision for the area, as set out below.

4.2 Spatial Vision

The Crossrail Corridor will become a thriving and rejuvenated area; investment will be guided towards bringing vacant and under-utilised sites back into use, and protecting and enhancing buildings that already make a positive contribution to the townscape. The area will be an exemplar for high quality sustainable design, providing attractive, safe and sustainably constructed homes. This will be supported by community facilities to meet local need, including a new library, new schools, improved healthcare facilities and a leisure complex to support the area’s growing community. Seven Kings will become a vibrant and attractive place to live and work, with an improved retail offer, tree lined streets, an inspiring new landmark building and new public space at the heart of the centre to create a ‘focal hub’. This will build on an area of high quality townscape centred around Seven Kings Station. Goodmayes and Chadwell Heath will also be revitalised, with new high quality buildings with a mix of uses, and a safer and attractive pedestrian environment ensuring greater connectivity between the High Road and the railway stations. New employment uses will provide opportunities for start-up businesses and investment into the area, particularly the Grove Road area of the High Road. The local community will be served by accessible and improved public transport interchanges, including the arrival of Crossrail in 2019. Safe and accessible walking and cycling networks will provide access to key destinations, local parks and open spaces. The Council and its partners will work closely with the local community and businesses to attract this new investment and deliver the major development opportunities and townscape enhancements along the Corridor.

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4.3 The Key Objectives 4.3.1 In bringing together the key Drivers for Change and Challenges set out in Chapter 3,

and the Spatial Vision for the Crossrail Corridor, the following objectives have been derived to guide future growth and development.

1. Maximise Benefits of Crossrail to Deliver High Quality Development To exploit the benefits of Crossrail by guiding investment to develop vacant or under-utilised sites into high quality, mixed use developments that meet local community needs and respond to their historic townscape context.

2. Housing for All To provide more homes, improving housing quality and increasing choice within Seven Kings, Goodmayes and Chadwell Heath. Specific attention will be given to the need for affordable housing in all new residential developments.

3. Mitigating Climate Change To ensure that all new developments address key environmental issues identified within the area, and are exemplars of sustainable design and construction, minimising carbon emissions.

4. Increase Employment and Training Opportunities To provide and facilitate opportunities for start-up businesses along the High Road frontage, and to improve opportunities for training schemes, which are accessible to local residents.

5. Increase Accessibility and Ease of Movement To make the Corridor an easier, safer and more pleasant place to access public transport, walk and cycle, and discourage car use, particularly for short journeys. Improvements to public transport nodes at Seven Kings, Goodmayes and Chadwell Heath will be pursued.

6. Improve Retail Offer of the Centres To provide a wider range of shops, services and facilities in all three of the centres that meet the needs of the local community.

7. Provide Community Facilities To identify and provide a range of community, education, health, and leisure facilities in accessible locations, to support the area’s growing community.

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8. Improve Access to Parks and Open Spaces To improve the connectivity between the residential areas, the High Road and nearby local parks and open spaces, by providing attractive green links.

9. Improve Quality of the Public Realm and Protect and Enhance the Historic Townscape Environment To improve the overall character and appearance of the High Road through high quality new development and improvements to the streetscape. To protect, and where appropriate enhance the High Road’s highest quality townscape and heritage assets.

Chapter 5 Corridor-Wide Policies

5.1 Introduction 5.1.1 This chapter sets out the detailed corridor-wide policies to deliver the Spatial Vision

and Objectives of the Area Action Plan. The policies are divided into specific topic areas, relating to:

Opportunities for High Quality Development The Arrival of Crossrail in 2019 Achieving Energy Efficiency and Sustainable Development The Need for Housing Easing Movement and Improving Accessibility Improving the Retail Offer in the Town Centres Improving Access to Community Facilities Improving Access to and Quality of Existing Parks, Open Space, Public

Realm and Streetscape. 5.1.2 To achieve the Spatial Vision and Objectives of this Area Action Plan, all development

proposals must comply with the Corridor-Wide Policies, as well as policies contained in other adopted Local Development Documents.

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5.2 Opportunities for High Quality Development 5.2.1 The Crossrail Corridor contains several large, former industrial and commercial sites

that have remained vacant or underused for the last few decades, as low land values, heavy traffic congestion, noise from rail and industrial operations and the poor quality local environment have together limited the appeal of the area for investment and development.

5.2.2 The investment into and development of these underused and vacant sites will be

driven by anticipation of the confirmed arrival of Crossrail in 2019, housing need and requirements, the changing demographics of the area, its strategic location, and will be key to the success of this Area Action Plan. As a result the Area Action Plan identifies several Opportunity Sites along the Corridor which are deemed to be important for the regeneration of the Corridor through the provision of supporting infrastructure. Many of the Opportunity Sites are located within Seven Kings and Goodmayes Local Centres and Chadwell Heath District Centre and will improve their economic vitality and viability and provide wider community benefits.

5.2.3 All of the Opportunity Sites are considered as having the potential to contribute to

delivering the Area Action Plan’s Spatial Vision and Objectives. Map 5.1 shows the identified Opportunity Sites and they are listed in Table 5.1.

5.2.4 Opportunity Sites

Policy CC1: Opportunity Sites Map 5.1 (Opportunity Sites) identifies a number of sites that the Council considers to offer significant development opportunities within the plan period (2011 – 2021). Planning permission will be granted for proposals which develop these sites in a sustainable manner. A mixed use approach will usually be required on those sites within the centres and within Chadwell Heath Business Area and Retail Park. In these locations, a range of retail, commercial, community facilities and employment uses (Class B1), in particular start-up business space, will be sought on ground floors, with residential on the floors above. Outside of the centres and Chadwell Heath Business Area and Retail Park, stand-alone housing schemes will be acceptable, as well as mixed use schemes with employment uses (Class B1) and community facilities (Class D1) at ground floor, with housing and/or commercial on upper floors. New retail uses (Classes A1-A5) shall not be permitted outside of centres, Key Retail Parades or Chadwell Heath Business Area and Retail Park unless compliance with the criteria of Policy R2 of the Borough Wide Primary Policies DPD can be demonstrated. Table 5.1 provides further detail about the preferred uses of these sites, their potential capacity to accommodate new residential or other development and phasing of development. This information is indicative only and not intended to prescribe exact outcomes.

5.2.5 Justification

National policy states that “area action plans should identify the distribution of uses ….including specific site allocations, and set out as far as practicable the timetable for

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the implementation of the proposals.” 1 Therefore, these Opportunity Sites have been allocated for a mix of uses, including:

Residential Retail Employment (Use Class B1) Leisure Education Community Use Healthcare

5.2.6 Purpose of Opportunity Sites

The identification of an opportunity site enables the Council (and its partners) to safeguard sites for specific uses, particularly to ensure delivery of the required social and community infrastructure in the area, whilst maximising the development potential of the land. Designation as an opportunity site may present a number of options, including (but not limited to) total redevelopment, partial redevelopment, replacement or refurbishment of the existing buildings, conversion and changes of use.

5.2.7 The inclusion of a site does not automatically mean that a planning application will

be approved. All proposals will have to comply with a range of other policies found in this Area Action Plan and the rest of the Local Development Framework. It is also unrealistic to expect that development proposals will come forward for all of the identified sites. In addition sites not identified may come forward for development within the plan period and these sites will be subject to the same policy scrutiny as designated sites.

5.2.8 Mixed Use

In accordance with national and regional planning policy the Council supports a mixed use approach to the development of sites within centres. Active ground floor uses such as retail will be sought, with appropriate uses, such as residential on the upper floors. The mixed use approach not only improves vitality but also enables sustainable design techniques (such as combined heat and power sources) to be provided along the Corridor.

5.2.9 The sites included on Map 5.1 satisfy the criteria in the Sustainability Appraisal and

are considered to be appropriate in principle for development over the plan period (2011-2021) for at least one of the following reasons:

The landowner put their site forward as an Opportunity Site during

consultation, and it is deemed suitable for development in principle; The site is vacant and/or underused; Planning permission has been granted, but construction has not yet

commenced; The site is identified in the Development Sites with Housing Capacity

Development Plan Document and/or the Development Opportunity Sites Development Plan Document, both adopted by the Council in May 2008;

An approved development brief is in place; Promotes an opportunity in a Local Centre; Good public transport connections exist or will be delivered during the

plan period (Crossrail); Infrastructure is in place or could be readily provided; Development would not conflict with surrounding land uses.

1 PPS12 Local Spatial Planning paragraph 5.6

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Development would have a positive impact on the townscape and the local character of the area and act as a catalyst for regeneration.

5.2.10 The sites are made up of different ownerships from both the public and private

sector, including a number of Council owned sites. To ensure delivery of key sites and infrastructure projects the Council may consider the use of Compulsory Purchase Orders in the future.

5.2.11 Residential Density Planning permission will be granted for development which enables the efficient use of land within the Crossrail Corridor, by locating higher density development in the town centres, and along the High Road, close to the main public transport nodes. This approach also ensures that established residential areas retain their character.

5.2.12 Borough Wide Primary Policy BD3 (Density in New Residential Development) (May

2008) states that new residential development in areas close to the Metropolitan and District Centres and along main roads should achieve a density of 80-120 units per hectare (250-350 habitable rooms per hectare) when mostly flats.

5.2.13 Developments achieving a higher density range than that identified above may be appropriate on some Opportunity Sites along the Crossrail Corridor, given their proximity to public transport and/or town centre location, and potential scale of development. Such sites are identified in Table 5.1, and include locations in town centres and areas designated as Tall Building Zones (see Map 5.2). Proposals for high density development on other sites along the Crossrail Corridor will be considered on their own merits. All development proposals achieving a high density will be required to be of high quality design. Such proposals will be required to fully satisfy the criteria outlined in Borough Wide Primary Policies BD1 (All Development) and BD2 (Tall Buildings) and Policy E3 (Conservation of the Built Environment) (all adopted May 2008). These criteria include:

Be of outstanding architectural quality. Be compatible with and contribute to the distinctive character, as

identified in Chapter 6 (Character Areas) of the AAP, and amenity of the area in which it is located.

Be of a building style, massing, scale, density and design appropriate to the locality.

Not prejudice the amenity of neighbouring occupiers by unreasonably restricting sunlight, daylight or privacy to their properties.

Make a positive contribution to the skyline. Not adversely affect views of importance. Be sensitive to their impact on micro-climates in terms of wind, sun,

reflection and overshadowing. Preserve or enhance the character or appearance of the area and the

area’s designated and non-designated heritage assets, as highlighted in the Crossrail Corridor Townscape Survey (2010).

Any development proposal will also need to be in accordance with Policy CC3 (Building Heights) of this Area Action Plan.

5.2.14 To ensure that new development is delivered alongside any required water or waste

water infrastructure upgrades, all development proposals are required to accord with criteria 12) of Borough Wide Primary Policy BD1 (All Development), which states that all proposals 'must provide evidence that there is capacity in utility infrastructure, including water, foul drainage, sewage and telecommunication'.

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5.2.15 Promoting Employment and Training Opportunities

The planning system can help to remove many barriers to employment and training opportunities by:

Ensuring space for start-up businesses is provided as part of mixed use

development Supporting the provision for new childcare facilities and other

community facilities Ensuring Class B1 employment uses are well designed and accessible to

all the community (including people with disabilities) Locating Class B1 employment uses within walking/cycling distance or

public transport access of local communities. Improving training and the skills base across the borough through the

Council’s Employment and Skills Strategy and Action Plan. 5.2.16 The Council aims to ensure that new community facilities, such as childcare facilities

and Class B1 employment uses, in particular space for start-up business, are provided as part of new mixed use development along the Corridor, in accessible and town centre locations. The arrival of Crossrail will make the area an increasingly attractive place for businesses to be located due to the improved connectivity and reduced journey times to central London, Canary Wharf and Heathrow.

5.2.17 The Council will also continue to work with key partners, such as Jobcentre Plus, the

Skills Funding Agency, the Young Peoples Learning Agency, Redbridge College, Redbridge CVS, Essex branch of the Federation of Small Business and Registered Social Landlords, to improve employment, skills and training opportunities and will aim to secure these improvements through the use of planning obligations.

5.2.18 Implementation

Policy CC1 will be implemented primarily through the application of the Council’s development management powers. However, it is also necessary to “sell” this policy to potential developers to interest them in bringing forward development proposals in the first place. The Council’s Planning and Regeneration Service will play a role here, with the Service undertaking a range of actions, such as:

Promoting sites to developers; Working directly with landowners to realise the potential of their sites; Undertaking infrastructure enhancements (community facilities as per

section 5.8) to complement housing (section 5.5); Producing Site Specific Planning Briefs; Showing flexibility in planning obligations (section 106) negotiations; Providing free development advice; Seeking funding from Homes and Communities Agency (HCA) and other

organisations; Assisting with relocation to other sites (i.e. moving existing businesses); Assisting the Voluntary and Community Sector in providing new

community facilities and services; Continuing to work with key partners to support existing businesses and

continue to attract new businesses to locate within the Corridor; Consideration of Compulsory Purchase Orders to assemble sites and

ensure that land is brought forward for development where necessary.

Table 5.1 - Opportunity Sites Phasing Periods: 1 (2009-2011); 2 (2011-2016); 3 (2016-2021)

Site Ref. Address Character

Area

Site Area (ha)

Current Use(s)

Preferred Use(s)

Potential Residential

Capacity (dwellings)

Higher Density

appropriate as per para.

5.2.13

Mixed Use Development

as per Policy CC1

Phasing Period

Other Issues

CCOS01 Redbridge Recycling Centre, rear of 407- 409 High Road, Ilford

East of Ilford 0.28 Waste Recycling

Recycling/ Business/ Residential

28 3

CCOS02 531-549 High Road, Ilford East of Ilford 0.69

VACANT/ Newspaper Office/ Industry

Community/ Business/ Residential/ Healthcare

122 3

CCOS03a Cricklefields, High Road, Ilford East of Ilford 4.33

Athletics & Sports Club/ Open Space

Education/ Open Space/ Leisure

2

CCOS03b Former Ilford Swimming Pool, 468 High Road, Ilford

East of Ilford 0.34 VACANT (Swimming Pool)

Leisure/ Education/ Community/ Residential

82 2

CCOS04 514-518 High Road, Ilford

East of Ilford 0.04 Retail/ Warehouse/ Office

Business/ Residential

4 2

CCOS05 530-562 High Road, Ilford East of Ilford 0.30 Industrial

Business/ Residential/ Healthcare

30 3

CCOS06 573-603 High Road, Ilford East of Ilford 0.30 Industrial

(Car related)

Business/ Residential/ Healthcare

52 3

CCOS07 The Joker Public House, Cameron Road, Seven Kings

Seven Kings 0.08 Public House Retail/ Residential 8 2

Landmark building

CCOS08 Seven Kings Health Centre, 1 Salisbury Road, Seven Kings

Seven Kings 0.13 Health Centre

Healthcare/ Community/ Residential

13 2

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Site Ref. Address Character

Area

Site Area (ha)

Current Use(s)

Preferred Use(s)

Potential Residential

Capacity (dwellings)

Higher Density

appropriate as per para.

5.2.13

Mixed Use Development

as per Policy CC1

Phasing Period

Other Issues

CCOS09

Seven Kings Methodist Church and Hall, Balmoral Gardens, Seven Kings

Seven Kings 0.15 Church and Church Hall

Community/ Residential 15 2

Landmark building

CCOS10 706 - 720 (Homebase) High Road, Seven Kings

Seven Kings 1.04 Retail Retail/ Residential 91 3

CCOS11 822 (Tesco) High Road, Goodmayes Goodmayes 4.06 Retail

Retail/ Residential/ Healthcare

533 2 and 3

CCOS12 Goodmayes Retail Park, High Road, Goodmayes

Goodmayes 2.74 Retail Retail/Business/ Healthcare

- 2 and 3

CCOS13 Metropolitan Police, 919 - 925 High Road, Chadwell Heath

Grove 0.91 Office/ Industrial

Business/ Residential/ Healthcare/ Primary School/ Community

46 2

CCOS14

Chadwell Heath Business Area (Grove Farm,)rear of 951 - 1009 High Road, Chadwell Heath

Grove 1.30 VACANT/ Industrial

Retail/ Community/ Business/ Residential/ Education

130 2

CCOS15

Chadwell Heath Retail Park, High Road, Chadwell Heath

Grove 1.50 Retail Business/ Residential/ Education

75 2

CCOS16

Car Park and Works, corner of Cedar Park Gardens and Wangey Road, Chadwell Heath

Chadwell Heath 0.29 Car Park/

Industrial Residential 29 2

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Site Ref. Address Character

Area

Site Area (ha)

Current Use(s)

Preferred Use(s)

Potential Residential

Capacity (dwellings)

Higher Density

appropriate as per para.

5.2.13

Mixed Use Development

as per Policy CC1

Phasing Period

Other Issues

CCOS17 519 Green Lane, Goodmayes Goodmayes 0.09 VACANT Residential 9 1

CCOS18 Car Park rear of 39 Goodmayes Road, Goodmayes

Goodmayes 0.08 Car Park Residential 8 3

CCOS19 55 - 61 Goodmayes Road, Goodmayes

Goodmayes 0.13 Retail/ Residential

Retail/ Residential

13 2

CCOS20

Telephone Exchange, Corner of Kingswood Road and High Road, Goodmayes

- 0.14 Offices/ Nursery

Business/ Residential/ Healthcare

14 2

CCOS21

Corner of Wangey Road and Station Road, Chadwell Heath

Chadwell Heath

0.08 Office Retail/ Community/ Residential

8 2

CCOS22 1145 (Alfa Romeo) High Road, Chadwell Heath

Chadwell Heath 0.15 Car

Showroom

Retail/ Residential/ Healthcare

15 3

CCOS23 1171 (Kia) High Road, Chadwell Heath

Chadwell Heath

0.12 Car Showroom

Retail/ Residential

12 3

CCOS24

Hinds Head PH, 2A Burnside Road and 76-80 Valance Avenue, Chadwell Heath

Chadwell Heath

0.11

VACANT Public House/ Retail

Residential 7 2

Landmark building

CCOS25 75 - 85 Grove Road, Romford, RM6 Grove 0.16 Industrial Business/

Residential 10 2

CCOS26 Goodmayes Hospital, Barley Lane, Goodmayes

- 15.05 Hospital - Mental Health

Health/ Residential/ Education

120 2

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Site Ref. Address Character

Area

Site Area (ha)

Current Use(s)

Preferred Use(s)

Potential Residential

Capacity (dwellings)

Higher Density

appropriate as per para.

5.2.13

Mixed Use Development

as per Policy CC1

Phasing Period

Other Issues

CCOS27 King George Hospital, Barley Lane, Goodmayes

- 11.99 Hospital Health - Polyclinic

- 2

CCOS28 Redbridge College, Little Heath, Goodmayes

- 5.84 Education - College

Education - School/ Residential

60 3

CCOS29 36-48 Goodmayes Road, Goodmayes Goodmayes 0.06 Retail/

Education Retail/ Residential 10 2

CCOS30 Ilford County Court, High Road, Ilford

East of Ilford 0.14 County Court

Community/ Residential/ Education/ Business

14 3

Locally Listed Building, development subject to reprovision of court facilities within the locality if there is identified need and demand.

CH01

Chadwell Heath Service Station 1023 High Road, Chadwell Heath

Grove 0.08

VACANT (Former service station)

Residential 8 1

CH08 8a Cedar Park Gardens, Chadwell Heath

Chadwell Heath

0.03 Residential/ Industrial

Residential 2 2

CH10

Car Park junction of Wangey Road/Cedar Gardens, Chadwell Heath

Chadwell Heath

0.10 Car Park/ Industrial

Residential 10 2

CW03 395-405 High Road, Ilford

East of Ilford 0.07 Builders Yard Residential 7 2

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33

Site Ref. Address Character

Area

Site Area (ha)

Current Use(s)

Preferred Use(s)

Potential Residential

Capacity (dwellings)

Higher Density

appropriate as per para.

5.2.13

Mixed Use Development

as per Policy CC1

Phasing Period

Other Issues

CW07 561A High Road, Ilford East of Ilford 0.10 VACANT (Car

Yard) Residential 18 1

CW13 1-3 Pelham Road, Ilford

East of Ilford 0.03 VACANT Residential 2 1

CW16 461 High Road, Ilford East of Ilford 0.22 Car Wash Residential 22 2

CW20 225-227 Green Lane, Ilford East of Ilford 0.17 Commercial/

Warehouse Residential 17 2

GM01 569 High Road, Seven Kings

East of Ilford 0.04 VACANT (Commercial)

Residential 7 1

GM07 58-64 Goodmayes Road, Goodmayes

Goodmayes 0.07 Commercial/ Public House

Retail/ Residential

12 2

GM08 83-85 Highbury Gardens, Goodmayes

East of Ilford 0.07 Van Sales Residential 7 3

GM11 Car Park adj. To Chadwell Heath Stn, Chadwell Heath

Chadwell Heath 0.31 Car Park Residential 19 3

SK02 674-700 High Road, Seven Kings Seven Kings 1.06 Commercial/

Restaurant

Retail/ Community/ Business/ Healthcare/ Residential/ Primary School

186 3

SK06 Seven Kings Car Park & Lorry Park, High Road, Seven Kings

Seven Kings 0.62 Car Park (partly vacant)

Retail/ Community/ Business/Leisure/ Healthcare/ Residential/ Primary School

109 2

5.2.19 Character Areas 5.2.20 The Crossrail Corridor has a unique and varied townscape with a distinctive built

environment that is significant to its identity and sense of place. The Council recognises the need to preserve the Crossrail Corridor’s distinctive local character and historic context and believes it is important to ensure that all identified Opportunity Sites are developed to a high standard, in a way that maintains or creates a sense of place and enhances the distinct characteristics of the area.

5.2.21 For this reason the Area Action Plan identifies five Character Areas known as: East of

Ilford, Seven Kings Local Centre, Goodmayes Local Centre, Grove and Chadwell Heath. The Character Area Urban Design Principles demonstrate how the Corridor-Wide Policies are to be implemented on an area-specific basis. They bring together and reinforce specific urban design, public realm, and movement and accessibility priorities; and show the Opportunity Sites identified for new development within each area.

5.2.22 The aim of establishing Character Areas is to provide urban design guidance for

developers and others preparing planning applications and for those considering applications. As set out in the policy below, all development proposals which fall within the boundary of the Crossrail Corridor are required to demonstrate how the design of the scheme has regard to the Character Area Design Principles (set out in Chapter 6) and how they have realised the opportunities available for improving their character.

Policy CC2: Character Area Design Principles The Council will require all development proposals to have regard to the Character Area Design Principles set out in Chapter 6. These urban design principles are provided for developers and others preparing planning applications and for those considering applications.

5.2.23 Justification

The purpose of the Character Area Design Principles is to establish distinctive urban design priorities to guide improvements and development in each area and to recognise that the Crossrail Corridor is not uniform but comprises distinct characteristics and urban design issues, such as streetscape, conditions of buildings, quality of public spaces, land uses and activities.

5.2.24 This will ensure future development proposals within each of the areas supports both the delivery of the overall Spatial Vision for the Crossrail Corridor and provides a coherent set of design principles to guide future development proposals that come forward within the area.

5.2.25 Implementation The policy will be implemented through the application of the Council’s development management powers. This will require effective partnership working between the Planning Policy and Environment Team and Development Management.

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5.2.26 Building Heights

Policy CC3: Building Height Planning permission will be granted for development which complies with the building heights shown on Map 5. 2 (Building Height Strategy) and the detailed guidance set out in the Character Area Design Principles. All proposals for tall buildings must satisfy the criteria set out in policy BD2 (Tall Buildings) of the Borough Wide Primary Policies Development Plan Document.

5.2.27 Justification

The Building Height Strategy for the Crossrail Corridor responds to the existing built form of the area, development densities and adopted designations in other Local Development Documents. It is supported by the findings of the Urban Design and Public Realm study for the Crossrail Corridor, jointly commissioned by the Council and Design for London (June, 2009) and the Council’s Crossrail Corridor Townscape Survey (2010). This study identifies key areas of positive townscape and individual /groups of heritage assets, which should be protected, and which give strong contextual lead for new development proposals, including the suitability of building heights. The proposed building heights aim to provide flexibility by maintaining the character of the residential areas, whilst maximising the development potential and raising residential densities in the town centres.

5.2.28 The Crossrail Corridor contains three areas designated as appropriate for taller

buildings under Policy BD2 (Tall Buildings) of the Borough Wide Primary Policies Development Plan Document (May 2008). These areas have been designated in recognition of the good public transport accessibility at Seven Kings and Goodmayes and the presence of a number of existing tall buildings in the eastern part of Ilford Town Centre.

5.2.29 Policy BD2 enables Area Action Plans to identify key locations and include specific guidance on building heights based on the local context of the Plan area. Due to the quantum of development proposed within the Crossrail Corridor, supported by the background evidence, the broad definition of tall buildings in Policy BD2 (usually considered as over 30 metres) may not always be appropriate. For the purposes of the Crossrail Corridor Area Action Plan, proposals for taller buildings should have regard to the CABE/English Heritage – Guidance on Tall Buildings (July, 2007), which defines tall buildings as, “buildings which are substantially taller than their neighbours and/or which significantly change the skyline” (page 5). The guidance states that to be acceptable, any new tall building should be in an appropriate location and should be of excellent design quality in its own right and should enhance the qualities of its immediate location and wider setting, including its historic context.

5.2.30 The Building Heights Strategy set by Policy CC3 (Building Heights) should be read in

conjunction with the Character Area Design Principles set by Policy CC2 (Character Areas). The Character Area Design Principles provide more detailed guidance, setting out where taller and landmark buildings may be appropriate on key Opportunity Sites.

5.2.31 There are identified opportunities for taller landmark buildings to the western edge

of Opportunity Site SK06 (Seven Kings Car and Lorry Park) and the north western part

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of the supermarket site (CCOS11). These opportunities are indicative and further detail will be contained within Site Specific Development Briefs.

5.2.32 While the Council wishes to promote good design everywhere, it is especially

important for tall buildings, because of their greater visual impact and ability to create a landmark. However, a building does not have to be tall to create a landmark. Policy BD2 (Tall Buildings) sets out a range of design criteria which allow the Council to assess tall building applications. Furthermore, Policy BD1 (All Development) requires development to be compatible with the character and usual amenity of the area in which it is located. The policy lists criteria such as the impact upon sunlight, daylight, and privacy of adjoining owners.

5.2.33 A landmark building should not only meet the criteria set out in Policy BD2 but

should act as a gateway and/or focal point for the town centre, increasing density and providing opportunities for investment.

5.2.34 Implementation

The policy will be implemented through the application of the Council’s development management powers. The Crossrail Corridor Opportunity Sites have been assessed against the above policy and the Sustainability Appraisal to determine the appropriate density and massing based on each site’s size and location.

5.3 The Arrival of Crossrail in 2019 5.3.1 Increased developer confidence ahead of the arrival of Crossrail in 2019 will provide

a catalyst for investment, helping to release the numerous development opportunities along the Corridor, in anticipation of further improvements to the area’s accessibility and by increasing land values around the stations. Although much of the new development and regeneration will be delivered before Crossrail arrives; Crossrail will be very much a complementary addition and act as a stimulus for further regeneration. In this way a key aim of the Plan is to set a development framework to prepare for the arrival of Crossrail which seeks to ensure its delivery and maximise its future benefits amidst a period of growth and change along the Corridor.

5.3.2 The proposed Crossrail route will connect the existing railway from Shenfield and

Abbey Wood in the east with Maidenhead and Heathrow in the west via a new underground link through central London (See Map 1.1). All of the Borough’s mainline railway stations; Ilford, Seven Kings, Goodmayes and Chadwell Heath are on the proposed route, with station improvement works being undertaken to improve access at Ilford, Goodmayes and Chadwell Heath.

5.3.3 Upon its delivery in 2019, Crossrail will reduce congestion on existing rail and

Underground links, increase reliability and dramatically reduce the journey time from Redbridge to Canary Wharf, central London and Heathrow airport. Consultation on this Area Action Plan suggests that local residents and businesses are encouraged by the arrival of this service.

Policy CC4: Safeguarding Crossrail

In order to ensure the arrival of Crossrail in 2019, the Council will refuse planning permission for development proposals that may prejudice the future delivery of Crossrail.

5.3.4 Justification While Crossrail will use the existing mainline rail alignment, some additional land will be required. It is important that all this land is protected for Crossrail purposes. Accordingly this policy allows the Council to refuse development applications for conflicting uses. Land designated by Crossrail under the Crossrail Act 2008 will be safeguarded until delivery of the scheme (Safeguarded Land is shown on the Character Area Plans in Chapter 6). Development proposals involving office and/or retail development (≥500sq.m), within 1km of a proposed Crossrail station may, through the planning obligations process, be required to contribute to the funding of Crossrail in accordance with policy 6.5 of the London Plan, and the Mayor’s SPG on the ‘Use of planning obligations in the funding of Crossrail’.

5.3.5 Implementation

The Council will work in partnership with Crossrail, Network Rail and Transport for London to ensure improvements to the stations in the Crossrail Corridor are completed in time for service operation in 2019. The Council’s Development Management section will refuse planning applications for proposals which would prejudice the safeguarded Crossrail land. A Memorandum of Understanding signed by Crossrail, Network Rail, Boroughs and Transport for London agrees a joined up approach for the development of the urban realm and interchange facilities around Crossrail stations.

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5.4 Achieving Energy Efficiency and Sustainable Development 5.4.1 The built environment is one of the most significant contributors to carbon

emissions, and development on the scale of that proposed within the Crossrail Corridor provides a significant opportunity to minimise future carbon emissions from new-build development. In addition, changes to the climate will inevitably take place over the coming years. It is therefore important that areas like the Crossrail Corridor which have opportunity for major change and regeneration, incorporate adaptation and mitigation measures to ensure that development will be resilient to the effects of a changing climate. Consequently, the Council considers there to be significant opportunity to deliver exemplar sustainable, low carbon development within the Crossrail Corridor. Policy CC5 below, sets out criteria that development proposals located within the boundary of the Area Action Plan must comply with.

Policy CC5: Energy Efficiency and Sustainable Development The Council will only grant planning permission for development proposals located within the boundary of the Crossrail Corridor Area Action Plan which comply with the following criteria:

1. All development proposals will be required to incorporate best practice sustainability principles into the design, construction and on-going use of developments, where appropriate, as set out in the Council’s Supplementary Planning Guidance on Sustainable Design and Construction adopted in May 2005 (or its updated equivalent).

2. All development will be required to manage flood risk, which will include

flood resilience, flood resistance, sequential design, flood storage or sustainable urban drainage systems (SUDS).

3. Should there be firm proposals for an area-wide combined heat and power

(CHP) system to supply development within the boundary of the Crossrail Corridor Area Action Plan it will become mandatory for development proposals to be built to be capable of connection to the proposed area-wide CHP system. The Council will be responsible for defining the broad parameters and requirements of such infrastructure provision.

4. The Council will support and, as necessary, facilitate the provision of the

underground pipes and other related infrastructure necessary to implement any firm proposal for an area-wide CHP system within the Crossrail Corridor Area Action Plan boundary.

5. Where there are no firm proposals or the opportunity to connect up to a

future area-wide CHP system does not exist, all development proposals will be required to provide heating and power systems that minimise carbon emissions through the use of appropriate on-site decentralised and/or renewable energy generation, unless it can be demonstrated that this is not viable or feasible. Where an on-site system is proposed it shall be demonstrated in a supporting Energy Assessment how the plant and infrastructure could connect to a future area-wide CHP system.

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5.4.2 Justification The Council promotes sustainability principles in the design and construction and on-going use of all development, in line with the Mayor of London’s Energy Hierarchy. The Council ensures that development operates in a sustainable, energy efficient manner through its Sustainable Design and Construction Supplementary Planning Guidance, adopted in May 2005 (or its updated equivalent).

5.4.3 The Council requires a detailed Flood Risk Assessment for all sites over 1 hectare in

areas in Flood Zone 1 and applications for all development proposals within a flood risk area, in accordance with Borough Wide Primary Policy E5 (Flooding and Water Quality), adopted in May 2008. Future development in areas of flood risk must comply with the recommendations set out in the Council’s Strategic Flood Risk Assessment (SFRA), published in May 2009 (or its updated equivalent) and incorporate on-site flood solutions, such as sustainable urban drainage systems (SUDS) within the scheme. The areas of greatest flood risk within the Crossrail Corridor generally fall within the boundary of East of Ilford Character Area and Seven Kings Local Centre. These areas are potentially at risk of fluvial flooding and the surface water network due to the proximity to Loxford Water, which is culverted in parts of Seven Kings Local Centre. The Council would support provision of on-site amenity space that serves a dual purpose as part of SUDS e.g. a grassed play area or garden could be provided in a low lying part of the site and during high rainfall events also act as a flood retention basin. Other preferred on-site measures include green/ brown roofs and living walls which reduce rainwater runoff whilst increasing biodiversity.

5.4.4 This policy requires development proposals within the boundary of the Crossrail

Corridor Area Action Plan to be built to be capable of connection to a future area-wide combined heat and power (CHP) system, where viable or feasible. This approach is consistent with the Government’s Consultation on a Planning Policy Statement: Planning for a Low Carbon Future in a Changing Climate (March 2010) and London Plan policies 5.5 and 5.6.

5.4.5 The Council considers the Crossrail Corridor to have significant potential for a future

area-wide CHP system, in particular within East of Ilford Character Area and Seven Kings Local Centre. These areas contain several underused and vacant sites, which are located in close proximity to each other. During the plan period (2011-2021), a mix of land uses (housing, health, education, leisure, business) will be delivered on identified Opportunity Sites within these areas. Consequently, it is anticipated that the demand for heat will be significant as highlighted on the Redbridge Heat Map (2010), undertaken as part of the Council’s Borough-wide ‘Low Carbon, Renewable Energy and Heat Mapping’ study completed in August 2010. However, the study does highlight some fairly significant barriers to implementing an area-wide CHP system within the Crossrail Corridor which will need to be overcome. Most notably, this includes the existing station services and infrastructure, which may prevent the installation of a district heat network, potentially making it cost prohibitive. The Redbridge Heat Map (2010) also identifies the King George Hospital site as a ‘priority’ focus area for the development of a future area-wide CHP system. The King George Hospital contains an existing CHP plant that is oversized due to the hospital’s laundry service now being outsourced. This CHP plant could be potentially expanded to serve development on identified Opportunity Sites located in close proximity, such as Goodmayes Hospital and Redbridge College. Consequently, there is need for further detailed technical and financial feasibility work to be undertaken in order to confirm whether an area-wide decentralised system would be viable in these locations. The Council will continue to work with key partners to further develop this project.

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5.4.6 For the purpose of criterion 3 of this policy, the expectation for development to connect to ‘firm’ proposals for an area-wide combined heat and power (CHP system) is when there has been a Council resolution to proceed with a decentralised network, following the completion of further financial and technical feasibility studies and the agreement of a robust timescale for completion of a network. Such approach is in accordance with the guidance set out in the consultation draft PPS1 Supplement (March 2010).

5.4.7 The Council will define the technical specifications required to connect up to, and

support a future area-wide CHP system. The Council will also support and, as necessary, facilitate the provision of the underground pipes and other related infrastructure work, such as a central energy centre or several smaller energy centres along the Corridor (Use Class B2). Therefore, for the purposes of an area-wide CHP system, the Council will allow, as necessary, plant space (Use Class B2) to be permitted on identified Opportunity Sites within the Area Action Plan boundary, in accordance with Policy CC1 (Opportunity Sites) and all other relevant LDF planning policies.

5.4.8 For the purpose of criterion 5 of this policy, the viability (cost and financial

implications) and feasibility (engineering and practical restraints) factors to be considered include:

The technologies appropriate to a particular location and the cost/capacity

of meeting the energy requirement; The energy efficiency measures incorporated into the development.

5.4.9 Implementation

The Council recognises that an important way to ensure sustainable, low carbon development is delivered as part of the regeneration of an area is through its planning powers. This is particularly important given the Crossrail Corridor is expecting a significant volume of new development during the plan period, the majority of which will be housing, commercial and new community infrastructure.

5.4.10 Partnership working is seen as fundamental to the implementation of a future

community-wide heating/cooling system within the Crossrail Corridor. Thus, the Council will continue to work closely with key partners to further develop this project. The Council will work closely with developers at the earliest opportunity in order to deliver exemplar sustainable and low carbon development within the Crossrail Corridor.

5.5 The Need for Housing 5.5.1 The Core Strategy Development Plan Document (adopted March 2008) sets a target

to deliver a minimum of 9,050 new homes between 2007 and 2017 in Redbridge, in accordance with the London Plan (2008). In addition, the Mayor of London has recently published his replacement London Plan, which sets a target of 7,600 dwellings to be delivered in Redbridge between 2011 and 2021.

5.5.2 The evidence suggests that the population of the Crossrail Corridor will increase by

11% in the period 2001-2011. The availability of land and the good access to public transport infrastructure means that the corridor is ideally placed to accommodate further growth over the next 10 years and beyond. The provision of supporting social infrastructure will also form a vital part of the regeneration within the Crossrail Corridor.

5.5.3 Housing Provision

Policy CC6: Delivering New Homes In contributing to a borough-wide target of 9,050 new homes in Redbridge by 2017, the Council will seek to deliver a minimum of 1500 new dwellings along the Crossrail Corridor in the period 2011 to 2021, through Opportunity Sites identified in this Area Action Plan for residential or mixed use developments, as shown on Map 5.1 and listed in Table 5.1.

5.5.4 Justification

The Core Strategy Development Plan Document (Strategic Policy 7: Housing) seeks to deliver 9,050 new homes in Redbridge in the period up to 2017. Between 35% and 50% of the 9,050 homes will be delivered in Ilford Metropolitan Centre. A further 15% and 25% will be met by development in the Borough’s Local and District Centres, whilst the remaining 25% to 35% will be delivered across the rest of the Borough.

5.5.5 In addition, the Mayor of London’s replacement London Plan published in July 2011 sets a new housing target of 7,600 new dwellings to be delivered between 2011 and 2021.

5.5.6 The Mayor’s London-wide Strategic Housing Land Availability Assessment (SHLAA)

(2009) and the Redbridge SHLAA (2008) have identified sites suitable for new housing for the period up to 2021, including capacity for up to 2000 new dwellings within the Crossrail Corridor. Setting a target of 1500 new homes in the policy, rather than the total capacity provides flexibility and recognises that in some cases a site may not come forward during the plan period.

5.5.7 In accordance with Borough Wide Primary Policy H1 on Housing Provision (adopted May 2008), new housing may be delivered through additional sources, such as small scale infill development and conversions, where appropriate. Policy H1 also resists the loss of existing housing units (including affordable housing) unless it is for essential community facilities.

5.5.8 Indicative residential capacity by Character Area

Table 5.2 overleaf, shows how the indicative capacity of 2000 dwellings is dispersed along the Crossrail Corridor through its five Character Areas. The residential capacity calculated is based on the mid-point density ranges set out in Borough Wide Primary

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Policy BD3 (Density in New Residential Development) and paragraph 5.2.13, for each of the identified Opportunity Sites. The mid-point density is used as an indicative figure only and provides flexibility, enabling a site to deliver a mix of housing types and sizes. Table 5.2: Character Area Indicative Capacities

Character Area Identified Dwelling Capacity

East of Ilford 411 Seven Kings 421 Goodmayes 585

Grove 267 Chadwell Heath 101

Goodmayes Outlier 180 Other sites outside of the Character

Areas 14

Totals 1980

5.5.9 Implementation

Refer to paragraph 5.2.18.

5.5.10 Delivering the Right Housing

Policy CC7: Dwelling Type and Tenure Mix The Council will grant planning permission for new residential development (across all tenures) that helps to satisfy the dwelling type and tenure mix requirements of the corridor as identified in the Redbridge Strategic Housing Market Assessment (SHMA) and the SHMA for East London (2010), or any consequent updates. The identified need is for: Smaller (1 and 2 bedroom) Market units Smaller (1 and 2 bedroom) units in the Intermediate tenure, Larger family housing (3 and 4 bedroom) in the Social Rented tenure

Planning permission will be granted for new residential development which includes an appropriate mix of the above dwelling types and sizes. Where the ability to deliver larger social housing units on-site is not viable, (through practicality of location, economic viability, lack of amenity space) then the Council will consider options for the provision of larger social housing units off-site in the established residential areas both within the Corridor and the surrounding area.

5.5.11 Justification

Strategic Policy 8: Affordable Housing in the Core Strategy states that 50% of new dwellings from all sources should be affordable. To support this, Policy H2 in the Borough Wide Primary Policies seeks to provide a suitable mix of housing types and tenures throughout the Borough to meet housing need. As such, new housing

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should respond to the needs of an area and should include a sustainable range of housing types and tenure mix.

5.5.12 The Redbridge Strategic Housing Market Assessment (2010) and the Strategic

Housing Market Assessments for London and the East London Sub-Region (2009 and 2010 respectively) identify a shortfall of 1 and 2 bedroom units across all tenures, particularly in the Intermediate tenure, and the need for larger family sized homes (3 and 4 bedrooms) in the Social Rented tenure, particularly in the south of the Borough, within the Crossrail Corridor.

5.5.13 The Redbridge SHMA also highlights the mismatch between tenure types,

particularly a surplus of larger 3 and 4 bedroom market dwellings but a need for larger social rented dwellings. Therefore the Council may consider the option of ‘cash in lieu’ payments to finance the purchase of larger market dwellings by an RSL (in partnership with the Council) for off-site provision of social rented dwellings within the Corridor and the surrounding area.

5.5.14 The Council will encourage developers to work with a Registered Social Landlord

(RSL) and/or the Homes and Communities Agency (HCA) at an early stage to ensure that potential options for grant funding and other initiatives, such as ‘start-up business’ spaces and energy efficiency measures are fully explored. Further guidance can be found in the Affordable Housing Supplementary Planning Document (adopted March 2009).

5.5.15 Amenity Space

Amenity Space standards are set out in Borough Wide Primary Policy BD4 (Amenity Space in New Residential Development). The policy, supported by the Amenity Space and Residential Development Supplementary Planning Guidance (2005), requires the provision of amenity space in all new major development unless it is in town centres and not for family housing.

5.5.16 In light of the deficiency of open space along the Corridor, it is even more important that new major residential development proposals should include innovative solutions for on–site amenity space, including shared roof gardens and children’s play space, in accordance with the predicted number of children housed in the development.

5.5.17 Implementation

Partnership working is fundamental to the implementation and delivery of the Crossrail Corridor Area Action Plan. The Council fully supports and actively encourages developers to work closely with RSLs from an early stage of the design process to ensure issues such as management of a scheme, funding (including HCA grants), design and mitigation of climate change are fully considered.

5.5.18 In addition, partnership working with the Council’s Housing Development and Regeneration teams helps to bring sites forward for development. The Borough Housing Strategy also identifies Purchase and Repair options supported by funding from Section 106 planning contributions.

5.6 Easing Movement and Improving Accessibility 5.6.1 As discussed in Chapter 3, despite having good rail and road connections, the

Crossrail Corridor and particularly the High Road suffers from severe congestion. Walking and cycling routes need to be enhanced in order to improve pedestrian and cyclist safety. Bus links throughout the Corridor are limited, with no direct access to Central Line London Underground services. There is also an identified need for short term parking that discourages commuters but promotes the use of local shops and businesses. The railway line itself also acts as a barrier to north/south movement in the Corridor.

5.6.2 The following policies seek to help alleviate the above issues which have been

identified for this area.

Policy CC8: Improving Access to Public Transport

The Council will grant planning permission for development schemes that improve access at and connections to/from the proposed Crossrail stations of Seven Kings, Goodmayes and Chadwell Heath.

5.6.3 Justification

Public transport should enable people to access homes, jobs and key social and community infrastructure, particularly healthcare and education. Sites for a new major health facility (Polyclinic), supporting GP surgeries, a primary school, secondary school, and library and leisure developments have been identified along the corridor. The Character Area Plans in Chapter 6 identify specific interventions around the stations to improve access and connectivity.

5.6.4 Implementation

All of the mainline stations in the borough (Ilford, Seven Kings, Goodmayes and Chadwell Heath) have been identified in the Development Opportunity Sites Development Plan Document (May 2008) for enhancements as a result of Crossrail. Working in partnership with Crossrail Ltd, Transport for London (TfL), Network Rail and other public transport operators through the quarterly Public Transport Liaison Group Meetings, the Council will continue to lobby providers for improvements to the bus network, particularly better access to/from major infrastructure along and adjacent to the Corridor.

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5.6.5 Walking and Cycling

Policy CC9: Walking and Cycling The Council will work with TfL and adjacent boroughs, and grant planning permission as necessary, to support the delivery of links to regional projects including the Mayor’s Cycle Superhighways, Cycle Hubs and Cycle Hire Scheme and local projects set out in the Redbridge Cycling Strategy (2010). In particular there is an identified need for high quality, safe and accessible cycle routes and cycle parking at railway stations and key destinations along the Crossrail Corridor. Contributions towards new routes and/or improvements to the existing cycle and walking networks within the Corridor will be required in line with the Planning Obligations Strategy Supplementary Planning Document (as amended 2008). The Character Area Plans (refer to Maps 6.1-6.6) set out safeguarded walking and cycling links and potential interventions for walking and cycling improvements.

5.6.6 Justification

In accordance with Policy T3 (Walking and Cycling) in the Borough Wide Primary Policies DPD, development will be supported where it creates new and/or improves existing links along the Crossrail Corridor (particularly the High Road), to key services, parks and open spaces.

5.6.7 The proposed ‘Cycle Superhighways’, ‘Cycle Hubs’ and ‘Cycle Hire Scheme’ have the

potential to improve links to the High Road, particularly upon delivery of the Aldgate to Ilford and Tower Hill to Barking proposals from 2010 onwards. Major infrastructure sites along the corridor can act as Cycle Hubs, where parking and other cycling facilities are located. 1

5.6.8 At a local scale, the Council commissioned consultants to carry out a Cycle Route

Implementation and Stakeholder Plan (CRISP) study for London Cycle Network Plus (LCN+) Link 160 in 2008, in order to review the cycle network coverage and facilities and make recommendations for improvements, where appropriate. The Link 160 forms a major strategic east-west route from the eastern edge of the borough along the Crossrail Corridor to the western borough boundary on llford Hill. Within the Crossrail Corridor, the study identified that there is a poor provision for cyclists and pedestrians at the Barley Lane junction with the High Road, and outside Seven Kings Station.

5.6.9 Implementation The above projects, along with local proposals feed into the Redbridge Cycling

Strategy (2010), which looks at the potential for cycling at the strategic and local level to deliver some of the key principles of sustainable transport and identify opportunities for new cycle links and parking across the borough.

5.6.10 In addition, junction improvements undertaken by the Council at Seven Kings and

Goodmayes and pavement works across the Corridor will seek to improve the pedestrian and cycling environment, making the streets more accessible. Further information on these can be found in the section on the Character Areas in Chapter 6.

1 Transport for London – Cycling Information - http://www.tfl.gov.uk/roadusers/cycling/11598.aspx

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5.6.11 Parking

Policy CC10: Parking The Council will grant planning permission for new development that:

a) Provides on-street Car Club spaces in partnership with a properly established Car Club, where viable.

b) Ensures that 20% (1 in 5) of car parking spaces provide access to

electrical charging points for the use of electric and hybrid vehicles. Exact numbers and the type of electrical charging infrastructure will vary with the nature and location of the development. The justification to this policy provides further explanation and reference sources.

Where a development proposal will result in the loss of existing public off-street car parking, developers must demonstrate that sufficient public car parking will be retained or reprovided to meet identified local need. Site specific Development Briefs will be used where identified Opportunity Sites include existing car parks to ensure sufficient car parking to meet local need is retained. The Council will promote the vitality and viability of the town centres by optimising the provision of shared short term parking and loading bays along the High Road, whilst discouraging commuter parking. As part of works to the station environs at Seven Kings and Goodmayes, proposals for the formalisation of accessible taxi ranks will be supported.

5.6.12 Justification

The use of Car Club spaces and charging points for electric vehicles can help to reduce the need to own a car and lessen the impact on the environment, both of which are supported in the Mayor’s London Plan (Policy 6.13).

5.6.13 The provision of electric vehicle charging points will vary from scheme to scheme within the Crossrail Corridor. The Mayor of London’s Electric Vehicle Delivery Plan (May 2009) and the Electric Vehicle Infrastructure Strategy (EVIS) (December 2009) identifies a target to install 25,000 charging points in London by 2015, the majority of which will be workplace charging points. The requirement to provide charging point infrastructure as part of new (and existing where appropriate) development can be met in a number of ways. Table 5.3 below (adapted from the EVIS) shows the main types of charging infrastructure suitable for new development:

Standard

Charging Fast Charging Rapid Charging

Power 3kW 7kW – 43kW 50kW – 250kW Approximate time to fully charge an EV

6-8 hours 30 mins – 3 hours 15 – 20 mins

Typical Locations Homes, workplaces, train

stations

Supermarkets, town centres, entertainment

venues

Supermarkets, Service stations

Table: 5.3: Types of charging point infrastructure (Adapted from the EVIS, GLA 2009)

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5.6.14 The policy approach to the development of off-street public car parks recognises that a number of the identified Opportunity Sites within the Crossrail Corridor are existing car parks. The identified car parks are in areas of good public transport accessibility, and are largely underdeveloped open areas. However whilst rationalising off-street parking provision it is important to mitigate against any negative impacts and manage the loss of such parking. In this way Policy CC10 requires developers to demonstrate that sufficient public off-street car parking will be retained or reprovided to meet identified local need. This will avoid the uncontrolled displacement of parking onto the surrounding residential streets, which could have a detrimental impact on the public realm and exacerbate barriers to cycle and pedestrian movement. It is considered that the development of these sites, which are generally underused, is likely to result in a net loss of public off-street car parking and a more sustainable use of space within the Corridor. This approach is consistent with Policy T5 (Parking Standards) in the Borough Wide Primary Policies DPD (May 2008).

5.6.15 Following comments made at the Crossrail Corridor Community Forum Meetings, it

is clear that there is a need for a more integrated shared short term parking and loading provision to encourage use of local shops and businesses but also to improve the public realm, and reduce the impact of commuter parking on the town centres and surrounding residential areas. Works to the outside of stations will need to make provision for taxi pick-up and drop offs, to ensure onward journeys from/to the stations are accessible and achievable.

5.6.16 Implementation

Control of short-term, on-street car parking in front of retail premises is the responsibility of the Council’s Highways and Cleansing Service. Cycle parking standards are set out in Policy T5 and Schedule 3 in the Borough Wide Primary Policies and require a minimum standard of provision for new development. The Redbridge Cycling Strategy (2010) provides additional guidance on cycle parking and how it should be integrated into new development. Partnership working with Transport for London (TfL) and the Cycling Liaison Group will help to improve the cycle network in the Crossrail Corridor and the Borough as a whole.

5.7 Improving the Retail Offer in Centres 5.7.1 The Crossrail Corridor includes the Local Centres of Seven Kings and Goodmayes and

part of Chadwell Heath District Centre. National, regional and local policy all recognise that centres must provide for a wide range of retail, commercial, employment and community functions.

5.7.2 The Council believes that it is important to maintain an appropriate mix of these uses

in the centres and that in smaller centres in particular, the provision of Class A1 shops serving the day-to-day retail needs of local residents is critical. The Council also believes that over-provision of uses such as drinking establishments (Class A4) and hot food takeaways (Class A5) can give rise to litter, late night noise, parking problems and anti-social behaviour. For this reason the following policy will be applied to all planning applications which fall within Seven Kings and Goodmayes Local Centres and Chadwell Heath District Centre.

Policy CC11: Improving the Retail Offer 1. In Seven Kings and Goodmayes Local Centres and Chadwell Heath District

Centre, planning applications for changes of use and/or development proposals for new town centre uses other than for Class A1 shop units will only be granted permission provided that:

i. the proposal does not result in the loss of a ground floor shop unit

(Class A1) unless it is for an ‘essential community service’, or it can be demonstrated that there is no longer a need for a Class A1 use, and;

ii. where the proposal includes a new restaurant and/or café (Class A3),

the total number of Class A3 uses does not exceed 10% of the total number of units within the boundary of each centre, or;

iii. where the proposal includes a new drinking establishment (Class A4),

the total number of Class A4 uses does not exceed 5% of the total number of units within the boundary of each centre, or;

iv. where the proposal includes a new hot food takeaway (Class A5), the

total number of Class A5 uses does not exceed 5% of the total number of units within the boundary of each centre.

2. Irrespective of the above proportions, the Council will refuse planning

permission for changes of use and/or development proposals in Seven Kings and Goodmayes Local Centres and Chadwell Heath District Centre that negatively impact on:

i. the vitality and viability of the centre, including the range of the

comparison and convenience retail offer;

ii. the amenities of nearby occupiers, including through litter, fumes and general disturbance;

iii. the active street frontage and pedestrian environment;

iv. pedestrian safety and traffic flows in the area.

3. The Council will refuse planning permission for change of uses and/or

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development proposals for new retail uses (Classes A1-A5) that fall outside the boundaries of Seven Kings and Goodmayes Local Centres, Chadwell Heath District Centre and Chadwell Heath Business Area and Retail Park and surrounding Key Retail Parades unless compliance with the criteria of Policy R2 of the Borough Wide Primary Policies DPD can be demonstrated.

5.7.3 Justification

For the purpose of this policy, an ‘essential community service’ is defined as a public service which it is appropriate to provide in a shopping area, and where the services are provided principally to visiting members of the public during shopping hours, in accordance with Policy R1 of the Borough Wide Primary Policies (adopted May 2008). Such services include health centres, local branch libraries, police facilities, and social services contact centres.

5.7.4 The percentages of uses set out in this policy have been chosen to allow for some

flexibility in terms of change of use within the centres while maintaining a robust level of shopping uses, in line with PPS4 (Planning for Sustainable Economic Growth), published in December 2009. The Council’s Town Centre Health Checks (2008), annual Land Use Surveys, and consultation undertaken throughout the preparation of the Area Action Plan have revealed a poor level of retail provision and an increasing number of hot food takeaways in the centres along the Corridor. There is considerable public concern that this threatens the character and the vitality and viability of those centres. This reflects anxiety at an over-proliferation of late night uses which are reducing daytime footfall, increasing litter and noise, and decreasing the diversity of services and retail role of these centres.

5.7.5 A cap of 5% of the total number of units for drinking establishments (Class A4) and

5% of the total number of units as hot food takeaways (Class A5) will still enable a limited number of these uses to come forward, where appropriate. Moreover, this will also help to prevent the establishment of A5 uses in the worst affected centres along the Corridor, such as Seven Kings Local Centre where the Council has identified that the number of A5 uses has reached unacceptable levels. By enabling up to 10% of uses in a centre as restaurants and cafés (Class A3), their contribution to the vitality of the centre is recognised and helps to ensure that the centre is open during the day and early evenings creating a safer and more balanced feel to the centre’s environment. It should be noted that the Council cannot control the type of takeaway establishments that open in the area, as this is determined by demand and market forces. In addition, there is little the Council's Planning and Regeneration Service can do to remove existing concentrations of takeaways and late night uses providing they are operating lawfully.

5.7.6 This policy is consistent with Borough Wide Primary Policy R3 (Protection of

Shopping Uses) adopted in May 2008, which seeks to retain the predominately Class A1 retail role of centres. It states that in all centres Classes A3-A5 uses serving mainly an evening trade should be limited to a maximum of 20% of the number of units within the centre. This Area Action Plan therefore shows how this 20% should be applied along the Corridor.

5.7.7 As shown in the latest Land Use Survey for Seven Kings Local Centre, carried out in

January 2010, there is a significant amount of Sui Generis uses in Seven Kings. The majority of these uses are car showrooms fronting the High Road, detracting from the streetscape and blurring the transition between the pedestrian and car environment. This policy will refuse planning applications for new Sui Generis uses, such as car showrooms, that impact on the pedestrian environment and pedestrian safety.

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5.7.8 The Council’s Planning and Regeneration Service undertook Land Use Surveys in

January 2010 and will continue to undertake annual Land Use Surveys in order to monitor and evaluate the vitality and viability of the town centres, in order to set further priorities if necessary. The Council will also continue to carry out regular Centre Health Checks for each of the centres, last undertaken in November 2008. Centre Health Checks assess the retail health against key indicators set out in Planning Policy Statement 4 (Planning for Sustainable Economic Growth), published December 2009.

5.7.9 Implementation The policies will be implemented through the application of the Council's

development management powers. This will require effective partnership working between the Planning Policy Team and Development Management. The Council’s Licensing department will continue to monitor late night premises regularly, both after 11.00pm and at weekends along the Corridor. The Licensing department shares this information with the Planning Enforcement Team, who can issue Enforcement Notices if there is an alleged breach of planning conditions and hours of operation.

5.8 Improving Access to Community Facilities 5.8.1 This Area Action Plan identifies sites suitable for providing new community facilities,

specifically for increased school capacity, healthcare, leisure facilities and other community facilities, and as far as practicable it sets out timescales for their delivery.

5.8.2 The Council will support proposals for new community facilities provided they

comply with the criteria set out in Policy CC12 below:

Policy CC12: Provision of Community Facilities

1. The Council will grant planning permission for new community facilities where the proposal:

a. satisfies the requirements of the Council’s Community Infrastructure Plan, published in December 2009 (or its updated equivalent) or where there is an identified need and;

b. is in accordance with the ‘Preferred Uses’ for identified

Opportunity Sites (as set out in Table 5.1), and where a mixed use proposal (refer to Policy CC1) the community facility is an integral part of the development;

2. In retail parades within centres, all proposals for community facilities

must satisfy part 1 of Policy CC11.

3. Irrespective of the above criteria, the Council will only grant planning permission for new community facilities that:

a. are located in accessible locations, either within centres or along

the main frontage of the High Road; b. do not have a significant adverse impact on the amenities of

nearby occupiers; c. do not have a significant adverse impact on pedestrian safety or

traffic flows.

5.8.3 Justification

The Planning and Regeneration Service published a Community Infrastructure Plan (CIP), in December 2009. The CIP identifies the amount, cost and sources of funding for the main types of community infrastructure required to support the growth planned in Redbridge as a whole. It has been extensively referred to in the preparation of this Area Action Plan and is one of the key evidence base documents supporting the Plan. The CIP’s other key purpose is to provide a robust evidence base to support the Council’s Section 106 contributions/planning obligations and will underpin an Infrastructure Charging Schedule should the Council implement the Government’s proposals for a Community Infrastructure Levy.

5.8.4 This Area Action Plan identifies sites for new community facilities that will be required during the plan period (2011-2021) considering the potential land requirements (gross floorspace) for providing such facilities, as set out below. These figures have been based on the findings of the CIP and have been determined after

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consultation with Council service areas and outside organisations.

One four form of entry primary school (8,040 m2)1and expansions of existing primary schools within the area.

One six to ten form of entry secondary school (between10,000m2 and 14,000m2 )2 and expansions of the existing secondary schools in the area.

A major leisure facility, including a 25m pool, learner pool, wet changing, fitness suite with 100 stations, 4-court sports hall and dry changing (4533m2).

A health facility (Polyclinic) (3,500 m2) and several ‘spoke’ GP surgeries (500 m2).

A permanent branch library within Seven Kings Local Centre (between 50 and 200 m2).

Enhanced police facilities (Safer Neighbourhood Team - 75 m2) and additional court facilities as required by growth (potential floorspace unavailable).

Improved provision of space for the Community and Voluntary Sector. It is likely that the increased demand could be absorbed by the use of existing community buildings within the Crossrail Corridor. Where this cannot be achieved additional space will be provided within centre locations (community meeting room/crèche - 50 m2).

5.8.5 Map 5.3 shows the location of potential opportunities for new community,

education, health and leisure facilities. 5.8.6 Table 7.2 sets out a list of key development proposals within the Corridor, including

proposals for new community facilities. The table provides a summary of ‘how, when and where’ particular proposals will come forward.

5.8.7 To reflect the overall Spatial Vision of the Crossrail Corridor, Policy CC12 seeks to

ensure that all residents have access to a range of community facilities in accessible locations. Specifically centre locations and sites fronting the High Road have been selected.

5.8.8 Voluntary and community organisations are integral to the provision of suitable

community facilities within the Corridor. The Council will work with the Community and Voluntary Sector to explore options to provide new services and activities within existing community buildings in the area, such as places of worship, social and sporting clubs, to make full use of space within existing community buildings. In cases where this cannot be achieved, the centres will act as a focus for the new social meeting places and community facilities as they will help to establish character and identity. This will also enable small-scale employment generating activities to be located within or alongside the town centres to reinforce their function.

5.8.9 Implementation

The Council’s Planning and Regeneration Service will work in partnership with relevant service areas and delivery agencies to ensure all forms of community facilities, including additional facilities such as policing accommodation, court facilities, community meeting space, affordable childcare provision and places of worship are provided for to meet existing need and future demand. The policy will be implemented primarily through the application of the Council’s development management powers and planning obligation process.

1 Playing fields would need to be provided off site. 2 It is assumed that access can be arranged for off-site playing fields.

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5.8.10 The Council’s Children’s Services and Leisure Service and the Redbridge NHS Primary Care Trust will be continuously involved in the planning and delivery of new facilities. In addition key strategies and reports, such as the PCT’s ‘Firm Foundations Primary Care and Estates Strategy’ (June 2009) and the School Places Scrutiny Working Group report on the ‘Provision and Arrangements for School Places’, (November 2009) will be utilised to identify the key priorities within the Crossrail Corridor and surrounding area.

5.9 Improving the Quality of and Access to Open Spaces, Public Realm and Streetscape

5.9.1 There are several parks and opens spaces located north and south of the High Road

within surrounding residential areas, yet their benefits are not fully realised due to poor accessibility. Further to this, the introduction of several new homes into the area will generate further requirements for enhanced open space, as the quantity of open space per head will decrease, causing local need to increase.

Policy CC13: Improving Quality of and Access to Open Spaces The Council will improve access to the existing open spaces located in the surrounding area by:

1. Refusing planning permission for development proposals that negatively impact upon the accessibility to existing parks and open spaces.

2. Improving pedestrian and cycle connections between residential areas

and existing parks and open spaces, in accordance with improved links as shown on Map 5.5.

3. Requiring developers submitting proposals which fall within the

boundary of the Area Action Plan (as shown on Map 1.2) to make appropriate planning obligations (in accordance with the Planning Obligations Strategy Supplementary Planning Document (amended 2008)) towards:

the provision of green links from the High Road and residential

areas to existing parks and open spaces, as shown on the Character Area Plans set out in Chapter 6 (Maps 6.1 - 6.6).

improvements to the quality of existing parks and open spaces, as identified in Park Management Plans.

the provision of new and enhancement of existing children’s play space to meet the needs of the new residential population within the Crossrail Corridor.

5.9.2 Justification

The current London Plan (published in July 2011) advises classifying areas which are beyond 400 metres of a public open space above local park size, as deficient in access to open space and recommends making these areas the priority for the new and enhanced open spaces. Map 5.4 shows the areas identified as within an area of public open space deficiency within the Corridor. Also located in an area of public open space deficiency, and just outside the AAP boundary, is the Vicarage Lane North Allotments site. It is identified as an opportunity for an improved open space with better access on Map 5.4 and will therefore be a priority for investments in quality and accessibility improvements.

5.9.3 The Council undertook an Open Space Assessment in 2009/10 to assess the quantity,

quality and accessibility of the various open spaces in the Borough, in accordance with Planning Policy Guidance 17 on Planning for Open Space, Sport and Recreation. Schedule 5.2 lists the current protected open space in accordance with adopted LDF policies. These spaces are afforded strong protection from inappropriate development through the existing adopted LDF policy framework.

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5.9.4 Public consultation on the AAP highlighted that improving access to open space is

an important issue. One way to achieve this would be through the provision of new pocket parks and public squares along the High Road. Given the lack of land available there are not many opportunities to deliver new, high quality open spaces and there needs to be a realistic balance of appropriate uses of land in Redbridge given the approach of the Local Development Framework is to direct growth to town centres whilst protecting open spaces and the established residential areas. Therefore, it was considered appropriate to concentrate limited resources on improving the quality of and access to existing open spaces rather than increasing quantity, as this is an effective, realistic and deliverable policy and will be more sustainable over the longer term. This policy will help to overcome the barriers to movement along the High Road and the creation of green routes should help to soften and green the Corridor. Quality improvements to the existing parks and open spaces will help to accommodate more use in future.

5.9.5 This policy seeks to improve connections to and the quality of existing parks and

open spaces and also the connections into wider linkages set out in the sub regional strategies such as Sustrans North East Greenways Study 2008/09 network of greenways and the East London Green Grid framework. This policy also seeks to provide new children’s play space and improve the quality of the existing provision.

5.9.6 Implementation

The Council’s Leisure Services will be involved in the delivery of improvements to existing parks and open spaces. Where appropriate the Council will work with the London Borough of Barking and Dagenham, to implement improvements to nearby open spaces, such as St Chad’s Park and sub regionally through for example, the East London Green Grid Steering Group. The Council will also encourage the planting of trees under the Mayor’s Tree Planting programme.

5.9.7 Improving Public Realm and Streetscape 5.9.8 A functional and attractive hierarchy of streets which provides good access for

pedestrians and cyclists and is safe and environmentally pleasing, will enrich life for all town centre users and attract more people to support local businesses. This policy aims to support improvements to the public realm and streetscape, including tree planting, along the Corridor.

Policy CC14: Improving Public Realm and Streetscape The Council will work with TfL and Network Rail to support the creation of a new public space in front of the Seven Kings Station (a locally listed building), to be delivered and implemented as part of the Mayor’s ‘Great Spaces’ Initiative. For all development proposals which fall within the boundary of the Area Action Plan (as shown on Map 1.2) the Council will require appropriate planning contributions (in accordance with the Planning Obligations Strategy Supplementary Planning Document) towards the upgrading of the public realm and streetscape. The proposed improvements and location of street trees are shown on the Character Area Plans set out in Chapter 6 (Maps 6.1 – 6.6).

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5.9.9 Justification Regeneration and investment into the area will be led largely by the private sector, but to complement and support this, the Council has an important role to play in carrying out improvements to the public realm and streetscape. The area around Seven Kings Station has been identified for public realm improvements in order to help to mitigate the deficiency in access to public open space and enhance the quality of life for residents and future Crossrail users. Design support gained from the Mayor’s ‘Great Spaces’ initiative will assist the Council with the delivery of the revitalisation of this.

5.9.10 Implementation

The Council will continue to work in partnership with delivery agencies, such as TfL and Network Rail to support the new public space. The Council is also committed to working with key partners, such as English Heritage to ensure that the existing positive townscape centred around the station is protected and enhanced as part of any area-based regeneration proposals. The policy will be implemented primarily through the application of the Council’s planning obligations process. Details on the requirements for contributions towards public realm improvements are set out in the Planning Obligations Strategy SPD (amended 2008).

Schedule 5.2 - Open Spaces within or surrounding the Crossrail Corridor The Open Spaces set out below are safeguarded by Policy CR1 (Protection of Important Urban Open Space), Policy E1 (Green Belt and Metropolitan Open Land) and Policy CR2 (Allotments) set out in the Borough Wide Primary Policies Development Plan Document (May 2008). The open spaces, which are publicly accessible, at most times (parks may be closed at night) are indicated in bold. Policy CR1 Important Urban Open Spaces Allotments 111. Goodmayes Allotments 112. Benton Road Allotments 132. Vicarage Lane North Allotments Outdoor Sports Facilities 57. Knox Sports Field 58. St Peter and St Pauls RC Primary School Playing Field 59. Goodmayes College Playing Field 60. TA Centre 73. Seven Kings High School Playing Field 79. Barley Lane Recreation Ground 80. Barley Lane Primary School Playing Field 82. Chadwell Heath High School Playing Field 99. Mayfield High School Playing Field 105. Cricklefields Athletics Ground 110. Gordon School Playing Field 113. Seven Kings High Sports Ground Parks and Gardens 17. Open Space at Corner of Essex Road/ Cross Road (Small Local Park) 19. Chadwell Millennium Green (Small Local Park) 42. Goodmayes Park (Local Park) 44. Goodmayes Park Extension (Local Park) 56. South Park (Local Park) 78. Crucible Park (Small Local Park) 79. Barley Lane Recreation Ground (Small Local Park) 81. Westwood Recreation Ground (Local Park) Cemeteries and Churchyards 29. Buckingham Road Cemetery 77. St Mary’s Churchyard Policy E1 (Green Belt and Metropolitan Open Land) Green Belt Open Space (Parks and Gardens) 114. Seven Kings Park (District Park) Outdoor Sports Facilities 115. Seven Kings Sports Ground Allotments 206. Barley Lane Allotments Policy CR2 Allotments Chadwell Heath Lane Allotments Vicarage Lane South Allotments London Borough of Barking and Dagenham (neighbouring authority) St Chad’s Park (Local Park)

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Chapter 6 Character Areas

6.1.1 Introduction 6.1.2 This Area Action Plan identifies five Character Areas within the boundary of the

Crossrail Corridor, known as:

East of Ilford Seven Kings Local Centre Goodmayes Local Centre Grove Chadwell Heath

6.1.2 In addition, three Opportunity Sites (CCOS26, CCOS27, and CCOS28) have been

allocated to the north of the main Crossrail Corridor in an area called the ‘Goodmayes Outlier’ for the purposes of this Plan. They are designated as part of the Area Action Plan in recognition of their importance to the delivery of the necessary infrastructure to support the planned growth within the Corridor. More information on this area can be found in section 6.7 of this chapter.

6.1.3 Each Character Area is a sub–area within the Corridor, considered to have its own set

of defining characteristics. Evidence suggests that in different ways each area can be enhanced and improved to contribute towards the Area Action Plan’s Spatial Vision and Objectives. Within each area the conditions of existing buildings vary and there is a diversity of architectural character, land uses and activities.

6.1.4 The Character Area Urban Design Principles demonstrate how the Corridor-Wide

Policies are to be implemented on an area-specific basis. They bring together and reinforce the specific urban design, public realm and movement and accessibility priorities for each area and also incorporate the Opportunity Sites identified for new development.

6.1.5 The aim of establishing Character Areas is to provide urban design guidance for

developers and others preparing planning applications and for those considering applications. For each Character Area, specific urban design guidance is provided, in the form of a series of Urban Design Principles covering a range of topics to guide future development proposals. The characteristics of each area have been summarised below.

6.1.6 East of Ilford is an important gateway to Ilford Metropolitan Centre, and is in need of

revitalisation and significant improvements to the aesthetic and attractiveness of the area. There are several under-utilised and vacant sites which do not realise their development potential. There is evidence of significant disrepair to buildings; shop fronts are generally of poor design and not maintained, and street clutter is evident in many places. However, it does contain the highest concentration of individual existing (or potential) locally listed buildings and landmark buildings of any character area and these ensure that this area retains some townscape interest and quality and may serve to influence the design of new development in a positive way.

6.1.7 Seven Kings Local Centre is centred on the High Road and has several positive

characteristics which can be built upon, including a strong identity. It is the area with the most potential for change and regeneration. Improvements to the attractiveness

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and vibrancy of the centre are paramount to the revitalisation of this character area, but the areas of high townscape quality at the eastern and western end of this character area will be protected from unsympathetic change and with some enhancement can potentially help to act as a driver for context-sensitive regeneration.

6.1.8 Within Goodmayes Local Centre there are opportunities to further enhance the

centre by connecting it to new, high quality development on the Retail Park and High Road and improving connectivity and linkages to local parks, open spaces and community facilities.

6.1.9 Grove is an area with significant infill opportunities and scattered vacant and under-

utilised sites. It comprises several residential areas with no dominant pattern of house types or architectural design styles. The streets in the area are largely disconnected as they frequently end in cul-de-sacs, but there is some high quality architecture, particularly in respect of buildings from the Edwardian and inter-war periods.

6.1.10 Chadwell Heath includes a well-established High Street, with some architecturally

strong retail parades along each side of the High Road. The prominent feature in the area is the intersection of Wangey Road and Station Road which provides a substantial piece of under-utilised triangular shaped land, with opportunity for a new high quality landmark development subject to respecting the setting of the Eva Hart public house, which is a late Victorian local landmark building at the eastern end of the aforementioned area.

6.1.11 The Character Area Design Principles and Plans set out in this Chapter are intended

to guide all future development proposals that come forward within the boundary of each Character Area. Map 6.1, overleaf, shows the boundaries of the Character Areas.

6.2 East of Ilford Character Area 6.2.1 Existing characteristics The area forms an important gateway to Ilford

Metropolitan Centre from the east, yet the linear route is disconnected from Ilford town centre due to the lack of adequate crossing points for pedestrians and cyclists and the continuous volume of traffic which dominates the area.

6.2.2 The north side of the High Road is influenced by the

railway line and comprises thin strips of land used for a variety of uses. There is evidence of significant disrepair with low-grade buildings, under-utilised sites, poor quality streetscape and several cluttered and untidy shop frontages. These characteristics create a poor quality gateway to Ilford, which is in need of significant revitalisation and investment.

6.2.3 The south side of the High Road comprises a range of ages, styles and heights, reflecting the piecemeal basis on which development has taken place. It comprises an eclectic mix of uses, including institutional and religious buildings, large banqueting suites, light industrial development and smaller independent retail outlets and supportive town centre uses on the outskirts of Ilford. A significant number of buildings are of notable historic and/or architectural interest, such as the Gudwara Sikh Temple and the locally listed Roman Catholic Church of St Peter and Paul.

6.2.4 This character area functions as a linear corridor and a transitional zone between Seven Kings and Ilford, rather than a destination in its own right.

6.2.5 There are a number of landmark buildings along the

route including the Cauliflower Public House (a prominent Victorian building) and the former ‘Stewart and Arden’ car showroom, an original Art Deco building albeit slightly watered down by modern signage.

6.2.6 Opportunities

As Ilford Metropolitan Centre’s eastern gateway the area should signal the start of a reinvigorated town centre. As a result, there is a need to improve the attractiveness of the area, in particular the quality of the shop frontages and fascias, and to improve the tidiness and cleanliness of the townscape. This should be coupled with the provision of new imaginative and innovative buildings, with taller landmark elements at key destinations to create a vibrant arrival point into Ilford.

Retail parades and residential terrace, High Road

Gudwara Sikh Temple, High Road

Cauliflower Public House, Aldborough Road junction

The Recorder building, High Road

6.2.7 Within the area it is proposed to cluster new community facilities together to create a

multi-functional ‘community hub’, offering a range of services in close proximity to Ilford Town Centre.

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6.2.8 The Cricklefields opportunity site (Ref: CCOS03a) will yield the Isaac Newton

Academy, a purpose built, 6-form of entry secondary school, due to open in September 2012. Outline planning permission was granted for the Academy in April 2009 and the reserved matters planning application was granted permission at the Council’s Regulatory Committee in September 2010. The former Ilford Baths Site (Ref: CCOS03b) could potentially yield either a new leisure facility (including a 25m swimming pool), or a new primary school, or residential development. It is important that such proposals are well integrated with the surrounding buildings and streetscape.

High Road/Aldborough Road junction

View of Ilford’s eastern gateway

6.2.9 Townscape and Heritage Considerations

This character area is quite rich in heritage assets, as identified on Map 6.2 (East of Ilford Character Area Plan) overleaf. There is a concentration of buildings of historic and architectural interest on the south side of the High Road between Green Lane and Buckingham Road and whilst buildings of up to 8-storeys in height are potentially acceptable in this part of the area (as shown on the Building Heights Strategy Map 5.2), it is essential that any new building would not significantly overshadow or diminish the special character, including their settings, that these buildings bring to the streetscene.

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East of Ilford Character Area Design Principles 1. Gateway to Ilford Town Centre Gateway to Ilford Town Centre

- New development proposals along this part of the High Road should enhance this gateway location and respond to its strategic role with high-quality innovative design. Development will be expected to provide attractive frontages, which appropriately define the street and provide the setting for active high street uses; provide taller, landmark elements at key destinations, such as the Aldborough Road junction, and provide a more attractive streetscape and environment.

- New development should reflect the aspirations of the Ilford Town Centre Area

Action Plan, High Road East Character Area, which aims to, improve the quality of the public realm to facilitate pedestrian and cycle movement to the town centre and focal points along the High Road from surrounding residential areas. New development should also provide an active frontage at street level, with employment or residential uses above.

- New development should follow the building heights shown on Map 5.2

(Building Heights Strategy) set by Policy CC3 (Building Heights). Building heights to the north of the High Road should be up to a maximum of 8 or 10 storeys, depending on the location. To the south of the High Road, building heights should be generally up to a maximum of 5 storeys. The area shown as ‘Up to 8 storeys’ on Map 5.2 marks a transitional zone between the eastern edge of Ilford Town Centre and the cluster of taller buildings further along the High Road (around the Aldborough Road South junction). It also reflects Policy BF3 (Building Height) in the Ilford Town Centre Area Action Plan which identifies this area as being suitable for buildings between 4 and 8 storeys in height. Proposals for taller buildings in this area should give regard to the existing built heritage; in many cases buildings up to 5 storeys will be appropriate, anything above 5 storeys will need to demonstrate exceptional design standards.

- New residential development fronting the High Road should achieve a density of

between 80 – 120 dwellings per hectare (250–350 habitable rooms per hectare) to ensure that schemes make efficient use of land. Higher densities are likely to be appropriate in the area designated for tall buildings, as set by Policy CC3 (Building Heights) and Map 5.2 (Building Heights Strategy), whilst lower density development is likely to be appropriate at locations that affect the setting of statutory and locally listed buildings or non designated heritage assets, such as positive townscape buildings.

Under-utilised and Vacant Sites - Encourage the redevelopment of under-utilised and outdated sites, in order to

realise their development potential. Proposals for tall buildings should be of a high quality design and create a positive addition to the area. Proposed ground floor uses within the boundary of Ilford Metropolitan Centre should reflect those identified in the Ilford Town Centre Area Action Plan, including independent retail outlets and services supporting those found in the town centre. Those sites located outside the boundary of the Ilford Metropolitan Centre should include employment uses (Class B1) and community facilities (Class D1) at ground floor level, with similar or residential uses above.

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Improve pedestrian environment - Enhance pedestrian movement into Ilford Metropolitan centre. Ensure pedestrian

crossing points are safe, simple and uncomplicated. Cycle Network - Create a dedicated cycle route, integrated into the existing and proposed cycle

network. This area provides a key link to Ilford Metropolitan Centre, Seven Kings station and north – south links between Newbury Park and south of the High Road. The High Road already forms part of the London Cycling Network plus (LCN+) 160 Link, and there is potential to improve accessibility and cycle lanes along this part of the High Road, due to its width (average 11m, compared to 8.5m further east).

2. Street Frontage

Street Frontages - Develop and improve the continuity of the non-residential active frontage within

the existing retail parade on the eastern boundary of Ilford town centre, and general continuity of the building line beyond to Seven Kings. Shop front design should make reference to the Shopfront and Fascia Design (outside Conservation Areas) Supplementary Planning Guidance (2004). The appearance of shopfront advertising should be improved. The overuse of hanging signs, stickers, posters or internally illuminated signs can detract from the appearance of the shop front creating a cluttered appearance from the street.

Public Realm - Create public open space, and the potential for street tree planting, by setting

back building lines at key public locations on the High Road, such as the potential new leisure facility and adjacent to the Aldborough Road junction.

Retail Service Areas - Improve general appearance and cleanliness of rear service yards to shops

fronting the High Road, particularly where the yards face residential terraces.

3. Development Opportunity Sites: Cricklefields Athletics Ground Site (Ref: CCOS03a)and Ilford Baths Site (Ref: CCOS03b) - Ensure that the Isaac Newton/Redbridge Academy (CCOS03a) and adjacent

developments, such as a potential new leisure facility or new primary school on the former Ilford Baths Site (CCOS03b), are developed in a cohesive manner. They should integrate, in terms of form, massing and circulation, and connect to surrounding buildings and streetscape. Part of this site is designated as suitable for development up to 10 storeys. Height and siting will be determined in accordance with the proposed usage, and design quality.

- The public realm must support pedestrian movement between and within sites.

4. Aldborough Road Junction

- Improve the High Road/Aldborough Road junction as a key north-south crossing point for pedestrians

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- Improve the bridge footway and change of levels, steps and ramp access, to assist convenience and ease of movement.

5. Pedestrian Connections

- Ensure better connections across the High Road, so that residential areas to the north and south have good access to existing and new community facilities. Access to the forthcoming Isaac Newton/Redbridge Academy on the Cricklefields site, and a potential new leisure facility or primary school on the site of the former Ilford Baths site, is particularly important.

- Develop the connection between Aldborough Road and Highbury Gardens, to

the south, as a key north-south pedestrian linkage.

Existing Pedestrian Bridge Over Railway - Increase usage by improving accessibility, security and appeal of the existing

pedestrian bridge over the railway line. The bridge provides a north-south pedestrian crossing point and connection from Connaught Road to Ley Street.

6.3 Seven Kings Local Centre Character Area 6.3.1 Existing Characteristics

The structure of Seven Kings is shaped by a number of factors, most notably the High Road which has created the strong linear form of the town, the railway line which forms a physical barrier to the south within close proximity of the High Road and the long residential Edwardian blocks extending from the High Road, built rapidly after the railway station was constructed. The strong block structure and the full range of terraces, semis and detached houses have meant that Seven Kings has been a popular and attractive place to live. However, over recent years Seven Kings has suffered from lack of investment and on-going socio-economic change. The area has declined in terms of the environment, economy and quality of life.

Seven Kings Local Centre

Seven Kings Station

Seven Kings Car and Lorry Park (SK06)

‘Big box’ retail units east of Seven Kings

Sikh Temple, High Road

6.3.2 Seven Kings’ unique geography allows the locally

listed landmark station building to occupy a pivotal role at the heart of the town centre. As a future Crossrail station it will significantly improve the accessibility of Seven Kings.

6.3.3 A key concern facing the town centre is the high

concentration of hot food takeaways and late night uses around the station and the number of car showrooms located on the eastern edge of the town centre. The town centre is also dominated by high volumes of traffic. However, the proposed signalisation works at Cameron Road, in conjunction with its designation as a ‘Mayor’s Great Space’, has the potential to greatly improve the pedestrian environment of Seven Kings and knit the station more closely into the centre.

6.3.4 The northern side of the High Road provides a

strong, continuous frontage through the centre. The southern side, however, contains a mixture of vacant, under-utilised sites and large ‘big box’ retail units set back from the High Road, which fail to provide a consistent edge to the streetscene. Seven Kings Car and Lorry Park site (Ref: SK06), in particular, provides an opportunity to rebalance the built form and activity within the town centre.

6.3.5 Within this character area there are a number of

distinctive landmark buildings clustered together including Ilford Prep School and St. Cedd’s Church, both locally listed and the Sikh Temple located directly opposite (277-726 High Road). Refer to Map 6.3 (Seven Kings Local Centre Character Areas Plan) for their location.

6.3.6 Opportunities

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6.3.7 Development Opportunity Sites

Seven Kings Car and Lorry Park site, located within the heart of the centre offers an exciting opportunity to revitalise the town centre and provide new homes and community facilities, such as a new leisure facility, further education college or a health centre as part of a mixed use scheme. The site is located in a prominent location and a taller landmark building is considered appropriate on the western side to mark the arrival into Seven Kings. Several other under-utilised sites surround this site offer the potential to rejuvenate and enhance the vibrancy of the centre.

6.3.8 Proposed Signalisation of Cameron Road/High Road

The Council’s Highways and Cleansing Service has drawn up two main proposals in front of and within the vicinity of Seven Kings Station. The first part comprises the installation of traffic signals at the High Road Seven Kings/Cameron Road junction, including improved vehicle, pedestrian and cycling facilities and the second proposal is for improvements to the footways serving Seven Kings Station, as part of Transport for London’s Station Access Improvement programme. The Council aims to implement this scheme during 2010/11.

Ilford Prep School, High Road

Car showrooms and St. Cedd’s Church at the eastern end of Seven Kings

6.3.9 It is proposed to remove the mini-roundabout and the eastern pelican crossing point

and provide traffic signal control incorporating new pedestrian and cycle facilities at the junction of the High Road and Cameron Road. The proposed junction layout will provide an opportunity to improve the existing pedestrian crossing points and provide new cycling facilities, including cycle advance stop lines with feeder lanes on both of the High Road approaches and a cycle advance stop line in Cameron Road. It will also be possible to provide a new pedestrian crossing point over Cameron Road linking the parade of shops on the High Road to the station, whilst linking the existing pelican crossing point on Seven Kings Road to new signals, in order to ensure an optimum flow of traffic through the junction.

Seven Kings High Road/Cameron Road junction, courtesy of Gort Scott Architects. 6.3.10 The Mayor of London’s ‘Great Spaces’ Initiative (launched in November 2009)

As part of the Mayor ‘Great Spaces’ Initiative, the Council aims to build on the highways design work carried out to date to further improve the quality of public realm outside Seven Kings Station.

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6.3.11 A feasibility study is currently being carried out by the Council to explore improvements to the station environs as a transport hub, as well as to deliver a much needed focal point and enhanced public space in front of the station. In addition, the Council, in partnership with Transport for London and London Buses will investigate opportunities to reposition the bus stops on Seven Kings High Road (so that they are not located opposite each other).

6.3.12 The Council’s Planning and Regeneration Service and Highways and Cleansing Service will continue to work closely together to further develop this project. The Council will also work closely with Design for London to promote the scheme and explore any additional funding streams.

6.3.13 Townscape and Heritage Considerations

This character area displays strong areas of positive townscape at both its eastern and western ends. As such the Council considers it important to protect and enhance the town centre’s level of positive townscape such as Electric Parade, including individual landmark buildings and heritage assets and their settings, mainly centred around the station and St. Cedd’s Roman Catholic Church to the east.

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6.3.14 Public Art

There is an opportunity to integrate public art into the redevelopment of the public space in front of and within the vicinity of Seven Kings Station. As set out in the Council’s Supplementary Planning Document ‘Percent for Art, Archeology and Conservation’ (July 2006), this should both tie in with functional elements (e.g. lighting, street furniture and signage) and help to assist in defining the character and gateway to the centre.

6.3.15 Another way to integrate public art into the area would be to engage with the local

community to design new signage or creative artwork to be positioned at the entrances into Seven Kings Local Centre. This would help define the arrival points of the town centre and ensure that public art is embedded into the area, enhancing the local character of the area. A longer-term aspiration of the Council would be to explore the feasibility of commissioning an artist or artists to create artwork at arrival points to each of the town centres along the Crossrail Corridor.

Seven Kings Local Centre Character Area Design Principles 1. Seven Kings Station

Station Environs - Enhance the station environs by improving pedestrian access, and creating a

new, high quality setting for the station. Provide greater pedestrian priority around the station to strengthen visual and physical connections to the surrounding uses.

- Introduce new pedestrian crossing points to correspond to pedestrian desire

lines; enhance north-south connections and access to the station.

- De-clutter, by relocating private hire vehicles and mini-cabs from in front of the station to Cameron Road, and incorporate a vehicle drop-off point here.

- Improve the convenience of modal interchange by locating bus stops closer to

the station. Ensure bus stop locations are sufficiently offset to avoid impeding each other’s functioning.

- Locate additional cycle parking to the side of the station, along Cameron Road.

Existing cycle parking at front of the station to remain, but with secure storage. 2. Junction of High Road and Cameron Road

- Remove the existing roundabout and signalise the junction of the High Road

and Cameron Road. Provide advanced stop lines for cyclists. 3. Public Realm

Local Centre - Improve forecourts of shops along Cameron Road and the High Road.

- Introduce clear, appropriately located signage.

- Consider introducing creative lighting solutions to support the night-time

economy. Enhance Electric Parade

- Improve the public realm of Electric Parade (identified as a positive townscape group of buildings), and pedestrian connections with Seven Kings Local Centre, in order to support usage of existing and proposed community facilities on Electric Parade. Remove barriers to movement and facilitate desire lines.

- Improve pedestrian and cycle connections from Seven Kings Road, along the

existing footpath running along the northern boundary of Seven Kings Methodist Church, to Balmoral Gardens.

Improve Telegraph Mews - Improve environs of Telegraph Mews, in particular by working with the Street

Cleansing Team to improve appearance and cleanliness.

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Street Trees - Explore the potential to plant new trees to south side of Cameron Road, by the

proposed new drop-off point.

Access to Health Centre - Improve access to the existing health centre on the High Road, to the south of

the station, by creating direct at-grade access from, and active frontage to, the High Road.

4. Development Opportunity Site:

Seven Kings Car and Lorry Park Site (Ref: SK06)

- The Car and Lorry Park site provides a prominent location for a potential new health clinic, further education facility and/or new leisure facility, as part of a mixed use scheme, with residential uses above.

- Respect the small-grain character of the local centre, and avoid overbearing

development. Setbacks and local changes in building height could reflect existing development and the streets opposite.

- Ensure non-residential mixed-use to ground floor, to create active frontages to

the south side, and rebalance the one-sided nature of the High Road.

- A landmark building element may be appropriate at the western end of this site, reinforcing the focal hub of the local centre. This building should be distinguished primarily by its design quality, in terms of form and façade treatment. Height may also contribute to its landmark status, as this site is located in an area suitable for tall buildings, with development up to a maximum of 10-12 storeys possible on part of the site. The building should take account of the microclimate of Seven Kings, in terms of wind, sun, reflection and overshadowing. Massing should respect the existing scale of this local centre, and its residential surroundings.

- Higher density development, achieving a residential density of over 120 units

per hectare (300 habitable rooms per hectare) will be encouraged on this site as it is an identified Opportunity Sites and located in an area designated for taller buildings, as set by Policy CC3 (Building Heights) and Map 5.2 (Building Heights Strategy), providing the development proposal is of a high quality design.

Public Open Space

- Create new public open space, adjacent to the taller building form at the western end of the Lorry Park site. Remove large advertising hoardings, and ensure visual and physical connection with the new station forecourt.

5. New Infill Development

- Infill development should maintain the established street front building line. Retail uses will be provided at street level within the Seven Kings Local Centre, with employment or residential uses above.

- Development should maintain relatively modest heights, with 3 storeys at the

street frontage, rising up to 5 storeys setback above, around the focal point of the Seven Kings retail parade. Scale should respect the existing residential

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scale and character.

- New development should follow Map 5.2 Building Heights Strategy set by Policy CC3 (Building Heights).

- New residential development within Seven Kings Local Centre should achieve

a density of between 80 – 120 dwellings per hectare (250–350 habitable rooms per hectare). Higher densities may be appropriate in the area designated for taller buildings, as shown on Map 5.2 (Building Heights Strategy) set by Policy CC3 (Building Heights) subject to consideration of its townscape and heritage qualities.

- In established residential areas, such as north of Seven Kings High Road,

development should achieve a residential density of 30-50 units per hectare (150-200 habitable rooms per hectare).

6. Green Links

- Improve pedestrian and cycle connections from the High Road, along Westwood Road, to Westwood Recreation Ground and into Seven Kings Park and the Happy Valley.

6.4 Goodmayes Local Centre Character Area 6.4.1 Existing characteristics

Goodmayes station

View of Goodmayes Retail Park High Road

Superstore site, Goodmayes High Road (Site CCOS11)

Barley Lane Junction, Goodmayes

Goodmayes is centred on the busy junction of the High Road, Barley Lane and Goodmayes Road. The condition and design quality of the shopfronts along the main high street on Goodmayes Road is mixed but generally in decline. However, the variety of uses adds to the vibrancy of the area. The centre is congested with traffic, and the pedestrian environment and wayfinding is poor, with street clutter and barriers to movement. The train station is located only a short distance away from the main High Road, but suffers from poor visibility.

6.4.2 There is a further concentration of retail and

commercial uses around Goodmayes Road junction with Green Lane and the townscape quality here is particularly high and of architectural interest. Of particular note is the three-storey shopping parade on Green Lane (No’s 592–614) which acts as a landmark building.

6.4.3 To the east of Goodmayes lies a large retail park, which contains a large surface car park and six single-storey retail units and relates poorly to the High Road. It is well set back and built below the ground level of the High Road, which leaves room for intensification of development.

6.4.4 The heavy traffic in this area disconnects the two sides

of Goodmayes High Road from each other. Narrow pavements also create an unsafe and poor quality environment for pedestrians. Barley Lane Recreation Ground is the only public open space fronting the High Road yet remains hidden by metal guard railing due to its proximity to the main road. It is underused as an important recreational asset.

6.4.5 Opportunities

Goodmayes character area contains the largest development opportunity sites along the corridor. Those parts of this character area lacking existing high quality townscape and architecture therefore have a significant opportunity to be redefined as high-quality attractive places to live, work and shop. There are three fundamental aspects that offer opportunities for improvement.

6.4.6 Barley Lane Junction Barley Lane junction suffers from heavy traffic flows and there is a need to improve the environs for pedestrians and cyclists. This could be achieved by removing unnecessary visual and physical clutter, redressing the balance between vehicles and pedestrians, and creating a coherent and easily

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accessible street. Such a proposal would require detailed risk analysis, modelling and feasibility studies, as well as public consultation, in advance of implementation.

6.4.7 Presently the footway on the southern side of the High Road terminates to the east of the junction, with pedestrians required to walk through the superstore site to access Goodmayes Road and the Barley Lane Junction (from the east). Unfortunately there is not sufficient highway width to allow for the extension of this footway to the junction. A new footway would need to be provided on the land within the boundary of the superstore site. Should this site be redeveloped it is important that this footway is created to improve the pedestrian connectivity into the site.

6.4.8 Superstore site (Ref: CCOS11) and Goodmayes Retail Park (Ref: CCOS12)

The superstore’s northern boundary fronts the High Road and its southern boundary backs onto Goodmayes Station. Goodmayes Retail Park is located adjacent to the site’s eastern boundary. There is potential to intensify development on this site, as at present the superstore is single-storey, set back from the High Road and built below the level of the High Road. The site also comprises a very large surface car and trolley park, which is under-utilised and could potentially yield residential led, mixed use development.

Existing pedestrian access to the superstore from the High Road, Goodmayes

6.4.9 Barley Lane Recreation Ground

Access to the park is currently difficult with no entry points onto the High Road. 6.4.10 The Council’s longer terms aspiration is to enhance access to Barley Lane Recreation

Ground. The proposal includes the removal of the palisade fence and replacement with a lower-level, high quality fence. This fence could be designed in conjunction with an artist or landscape architect. Moving the fence back in towards the park may also be considered, making a deeper ‘softer’ threshold with the pavement, that could be landscaped with public art, signage and seating in the long term.

Barley Lane Recreation Ground from the High Road, Goodmayes

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6.4.11 Townscape and Heritage Considerations

This Character Area displays a strong area of positive townscape at both its northern and southern ends. The southern site contains several landmark buildings as well as separate building groups of attractive townscape quality. The Council is committed to protecting and where possible enhancing these buildings.

Sketch showing potential improvements to access to Barley Lane Recreation Ground from High Road, Gort Scott Architects, 2010.

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Goodmayes Local Centre Character Area Design Principles 1. Movement

Pedestrian Movement - Enhance pedestrian movement across the High Road and facilitate links

between Barley Lane Recreation Ground, the Retail Park, Goodmayes Station and Green Lane to the south. Consider the introduction of traffic calming measures, such as on-street parking. Improve pedestrian movement north to Barley Lane and the hospitals.

- Raise all new development to street level, and provide continuous, at-grade

footways. Cycle Network

- Improve conditions for cyclists accessing the station and along the High Road including advanced stop lines, cycle lanes and high quality secure parking at the station.

2. Barley Lane Junction

- Improve the Barley Lane junction and environs for pedestrians and cyclists.

- Remove unnecessary guardrails, and reconfigure crossings to correspond to desire lines (subject to risk analysis, feasibility and modelling work).

- Provide clear, well-located signage to indicate the route from the High Road to

the station, and to the hospitals. 3. Goodmayes Station Improvements

- Improve environs of Goodmayes Station.

- Refurbish the existing small forecourt to the station with high quality paving and appropriate street furniture.

- De-clutter the frontage by removing vehicles and mini-cabs, allowing for a

drop-off point only.

- Improve the visibility and connection of the station to the High Road using signage, improvements to pavements and the general public realm.

- Provide clear, well-located signage to indicate the route to the hospitals.

4. Development Opportunity Sites:

Superstore Site (Ref: CCOS11) and Goodmayes Retail Park (Ref: CCOS12)

- Improve visibility and access to the superstore site and the Retail Park for

pedestrians from Goodmayes Station and Goodmayes Road, with a new direct access point, and from the Barley Lane junction.

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- A taller, landmark building element, up to 10 storeys, may be suitable adjacent to Goodmayes Station, and the Goodmayes Road frontage, reinforcing the focal hub of Goodmayes Local Centre. This building should be distinguished also by its design quality, in terms of form and façade treatment. Height and siting should be determined in accordance with the design quality of the development, as well as the character of existing development in the surrounding area. The building should take account of the microclimate of Goodmayes, in terms of wind, sun, reflection and overshadowing.

- Higher density development, achieving a residential density of over 120 units

per hectare (300 habitable rooms per hectare) will be encouraged on these sites as they are identified Opportunity Sites, and located in an area designated suitable for taller buildings under Policy CC3 (Building Heights) and Map 5.2 (Buillding Heights Strategy). Development proposals should be of a high quality design and considerate of the site’s townscape and heritage qualities.

- Integrate existing and any future retail units within a higher density, mixed use

development, with continuous non-residential frontages facing onto the High Road at street level.

- Set back development to allow for a new footway and potential street tree

planting along the High Road, within the northern boundary of the superstore site (The existing High Road carriageway width itself is not sufficient to allow the extension of this footway to the junction). Provide a new, street-level public space to the main entrance of the reconfigured superstore site.

- Improve pedestrian circulation and permeability into and through the

Goodmayes Retail Park by providing a network of footways.

- Service with basement level car parking. Provide car parking for users of Goodmayes Station.

- Consider integrating a potential new health clinic and/or further education

facility within this site.

- Any future redevelopment of Goodmayes Retail Park should require new development along the eastern boundary to respond appropriately to the adjoining pedestrian connection across the railway, provide passive surveillance and improve perceptions of safety.

5. New Infill Development

- Infill development is to maintain the established street front building line. Retail uses will be provided at street level within the Goodmayes Local Centre, with employment or residential uses above.

- Development should maintain heights of up to 5 storeys in the local centre,

around the focal point of the Goodmayes retail parade and station. Follow Map 5.2 Building Heights Strategy set by Policy CC3 (Building Heights).

- New residential development within Goodmayes Local Centre should achieve

a density of between 80 – 120 dwellings per hectare (250–300 habitable rooms per hectare). Higher density development, achieving a residential density of over 120 units per hectare (300 habitable rooms per hectare) shall only be encouraged on identified Opportunity Sites, particularly in the areas

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designated for taller buildings, as shown on Map 5.2 (Building Heights Strategy) set by Policy CC3 (Building Heights) and considerate of its townscape and heritage assets, providing the development proposal is of a high quality design.

6. Barley Lane Recreation Ground

- Improve visual and physical access to Barley Lane Recreation Ground by replacing the existing metal palisade guard railing, and introducing lower-level, higher quality railings and additional gated entrances to respond to desire lines.

6.5 Grove Character Area 6.5.1 Existing characteristics

This relatively small character area is residential in nature, with terraced and semi-detached housing fronting the High Road. This area also contains Chadwell Heath Business Area and Retail Park (Ref: CCOS14 and CCOS15 respectively). The area’s character is a result of piecemeal development over the last century. A small number of buildings show remnants of the area’s industrial past, although they are almost unkempt in appearance. Within the area there are several examples of recent infill development of between three and five storeys. Many of these new developments have a fairly poor relationship with the High Road and surrounding streetscape and are in the form of disconnected cul-de-sacs, which has led to poor connectivity and undefined frontages.

Infill housing development

Terraced housing facing the High Road

‘Grove Farm’ site, Chadwell Heath

Witty and Wyatt Ltd, High Road

6.5.2 Chadwell Heath Business Area is located

on the northern side of the High Road and is one of the smaller industrial areas within the borough. There is a large area of vacant land at the western end of the business area known as the ‘Grove Farm’ site. East Thames Group, a registered social landlord (RSL) gained planning permission for a major mixed use scheme comprising 104 residential units with a mix of sizes and tenures and commercial and community uses, on 26 July 2010, Chadwell Heath Retail Park lies directly to the east and includes several large single-storey retail units.

6.5.3 Other land uses in this area include

Chadwell Heath Primary and Infants Schools; car trading and body shops; small food stores and public houses. An important pedestrian connection across the railway is contained within this area, but requires significant upgrading.

6.5.4 Opportunities

There are several infill opportunities and scattered vacant and under-utilised sites in the area, as well as the potential to bring back former industrial buildings into new uses, creating the juxtaposition of old structures with new architecture. Such buildings have a strong sense of place and their large uninterrupted internal floor

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spaces are often ideal for open-plan office space or modern residential units. This type of development will reinforce Grove’s distinctive character; stitching individual sites back together with a new contemporary edge and with new land uses.

6.5.5 It is intended to cluster employment uses (Class B1) to create an ‘employment hub’, located within the Business Area and Retail Park. Future development proposals should comprise high quality mixed use, with an emphasis on providing start-up space for small businesses and new community facilities.

6.5.6 Another important opportunity exists to

improve the public realm and access to existing local pocket parks, such as Crucible Park. There is an important pedestrian connection across the crossing over the railway within this area, and it requires significant upgrading, as shown on Map 6.5 (Grove Character Area Plan).

Chadwell Heath Retail Park

6.5.7 Townscape and Heritage Considerations

This is the weakest of the five character areas in townscape and heritage terms, as it contains just a few isolated buildings or groups of buildings of interest in this respect, notable examples being the landmark Greyhound public house and the terrace of Victorian cottages forming Railway Street.

Images of existing pedestrian crossing point over railway line

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Grove Character Area Design Principles 1. Pedestrian Bridge and Connections

- Improve the existing pedestrian connection, via the bridge link, from Grove Road to Mayfield Secondary School and Green Lane to the south.

- Improve safety and usage, in particular, of the existing pedestrian bridge

crossing over railway. In the short term, replace enclosure with transparent mesh and provide better lighting. In the longer term, replace the bridge with a new 4m wide pedestrian and cycle bridge with DDA ramps, in order to provide a new cycle and pedestrian route from the High Road, along Green Lane, to Goodmayes Park. Widen public footpath on the eastern side of the railway track and provide better lighting.

- Any future redevelopment of Goodmayes Retail Park should require new

development along the eastern boundary to respond appropriately to the adjoining pedestrian connection, provide passive surveillance and improve perceptions of safety.

2. Creating an ‘Employment Hub’

Chadwell Heath Business Area (Ref: CCOS14)

- High quality mixed use development, including residential (in accordance with policy CC1) with an emphasis on space for start-up business and community facilities.

- New development must reflect the setting of the site, in keeping with the

predominantly residential nature of this area, with modest heights up to a maximum of 5 storeys.

- Active frontage to the High Road interface, by providing employment uses

and community facilities at street level, and residential uses above.

Chadwell Heath Retail Park (Ref: CCOS15)

- High quality mixed use, including residential is considered to be the most appropriate and deliverable regeneration solution.

- Commercial character of the site should be retained to provide local

employment opportunities.

- Create active frontage to the High Road, by providing employment uses and community facilities at street level, and residential uses above, to a maximum of 5 storeys.

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3. Green Link to Crucible Park

- Create green link along Christie Gardens, from the High Road, to Crucible Park.

- Reinforce link with well-located and appropriate signage without creating unnecessary street clutter.

4. New Infill Development

- New development should be well integrated in terms of uses, urban form and design, and should make a positive contribution to the character of the area.

- The height of new development in existing residential areas is limited to a maximum of 3 storeys, to be in keeping with the current buildings.

- Uses will be appropriate to the locality. In the local centres, retail uses should

be proposed at street level, with employment or residential uses above. Outside the local centres, employment uses and community facilities are required at street level, with employment or residential uses above.

- New Development should follow Map 5.2 Building Heights Strategy set by

Policy CC3 (Building Heights).

- The density of development in Grove Character Area shall be maintained. Higher densities will only be acceptable on identified Opportunity Sites fronting the High Road.

- In established residential areas development should achieve a residential

density of 30-50 units per hectare (150-200 habitable rooms per hectare).

6.6 Chadwell Heath Character Area 6.6.1 Existing characteristics

Chadwell Heath station

Chadwell Heath District Centre falls within the boundaries of the London Boroughs of Redbridge and Barking and Dagenham. The area within Redbridge is characterised by retail parades along both sides of the High Road (some of which are of high townscape quality), and a substantial piece of triangular land formed by the two arms of Wangey Road and Station Road, which extend towards the station. Traffic dominates in this area, producing a difficult environment for pedestrians and cyclists.

Drawing of urban block of Chadwell Heath, Gort Scott Architects, 2009

Eva Hart Public House, Chadwell Heath

The Bingo Hall, Chadwell Heath

6.6.2 Chadwell Heath Station is a local landmark

building located approximately 300 metres south from the High Road, although there is little sense of connection between the two areas. The station is isolated from both surrounding residential areas and the High Road. The route between the High Road and the station, along both Wangey Road and Station Road lacks a continuous active frontage and activity to create a sense of safety. Orientation and connections to the High Road need to be improved, as does the quality of the streetscape.

6.6.3 Aside from the station, there are a couple of other

distinctive landmark buildings in this area including Eva Hart Public House and the Bingo Hall on the corner of Wangey Road, an example of an art deco style façade (originally in use as a cinema). These building are highlighted on Map 6.6 (Chadwell Heath Character Area Plan).

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6.6.4 Opportunities

This character area will be enhanced through investment in the streetscape of Wangey Road and Station Road. The Council in partnership with the London Borough of Barking and Dagenham will bring this forward, as shown on Map 6.6 (Chadwell Heath Character Area Plan).

6.6.5 Through this Area Action Plan, the Council will promote high quality mixed use development on Station Road and residential development on Wangey Road to increase pedestrian flows and safety. The triangular piece of land in between the arms of Station Road and Wangey Road (Ref: CCOS21) is critical to the regeneration of this character area.

View of Opportunity Site CC021, corner of Station Road and Wangey Road

6.6.6 The station car park (Ref: GM11) to the south of the landmark station building is a

significant development opportunity site, set below the level of the highway, which could accommodate a substantial building without diminishing the landmark role of the station. Such a building could also help to increase activity in the station area and possibly help to bring back to life the Hind Head public house located immediately to the south. Whilst the public house is currently disused and in poor condition, it is a positive townscape building and it would be desirable to retain and bring it back it into use.

6.6.7 Townscape and Heritage Considerations

This character area contains some good Victorian and early 20th century buildings or groups of buildings including the Eva Hart public house (a converted police station circa 1900) and Chadwell Heath Station. There is significant scope for new development between these buildings/groups of buildings, but care will need to be taken not to overwhelm either of the aforementioned buildings, which function as local landmarks.

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Site CCOS16

Chadwell Heath Station car park (Site GM11)

Wangey Road Chapel

Sketch showing overview of potential opportunity sites between the High Road and Chadwell Heath station, Gort Scott Architects, 2010.

Chadwell Heath stationSite CCOS21

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Chadwell Heath Character Area Design Principles 1. Chadwell Heath Station

- Improve pedestrian connections between the station and Chadwell Heath District Centre on the High Road, via Station Road and Wangey Road.

- Create visual indicators from the High Road, such as general public realm

improvements, and new tree planting along Wangey Road, to signify the direction of the station.

- Remove pedestrian guardrails on station approach.

- The station environs are cramped, due to its location on top of the bridge,

with little scope to improve within the current configuration. Remove hoardings and improve the appearance of shops.

- Utilise the existing adjacent lay-by for drop-off and pick-up point.

2. Pedestrian Movement

- Create new pedestrian crossings to correspond with desire lines, particularly at Wangey Road / High Road, and Station Road / High Road junctions.

- Improve the pedestrian crossing environment at junction of Station Road and

Wangey Road. 3. Station Road

- Reduce traffic levels on Station Road (as part of works to Wangey Road). Narrow the carriageway by introducing formal parking bays with street trees on outstands between; or by raising the road surface to footway level and increasing pedestrian priority. Retain one-way designation.

- Increase retail and other non-residential frontages along Station Road to

extend High Road activity southward towards the station, in order to improve orientation and a sense of safety.

4. Wangey Road

- Develop active frontages along Wangey Road, particularly the western edge which has the potential to accommodate denser mixed-use residential developments, with integration of existing uses.

- Alter Wangey Road to take two-way traffic.

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5. Public Realm Improvements

- Potential for street tree planting due to width of pavements west of Chadwell Heath District Centre.

- Improve appearance of forecourts to parade of shops on the northern side of

the High Road, west of Chadwell Heath District Centre. Remove clutter and improve paving materials.

- Create a green link from the High Road along Chadwell Heath Road to St.

Chad’s Park. 6. Development Opportunity Sites: Chadwell Heath Station Car Park (Ref: GM11/CCOS16)

- Develop the station car park as mixed use residential development up to a maximum of 5 storeys. The form could incorporate a landmark building element, visible from Wangey Road and Station Road, and integrate car parking at a basement level. Site layout could provide more space for the station environs by incorporating a location for bus stops, cycle parking and taxi drop-off. In the short term, ramps would improve access to the car park for pedestrians and cyclists. This site is designated as safeguarded land for Crossrail and therefore the site is a longer term opportunity likely to be brought forward post 2019.

The Triangle Site, Corner of Wangey Road/Station Road (Ref: CCOS21)

- Develop the Triangle Site as a mixed use residential development up to a maximum of 5 storeys. This highly visible gateway site should provide a local landmark building, distinguished by quality design and visual interest, rather than its height. The ground floor should provide active frontage to each street interface, with non-residential uses to Station Road.

Car Park, Cedar Park Gardens / Wangey Road (Ref: CH10 and CCOS16)

- Combine the car park site and public toilet site for comprehensive development as a residential scheme up to a maximum of 5 storeys. Create active frontage along each site interface.

7. New Infill Development

- Infill development is to maintain the established street front building line. Retail uses will be provided at street level within the Chadwell Heath District Centre, with employment or residential uses above.

- Development should maintain heights of up to 5 storeys, around the focal

point of the Chadwell Heath District Centre. Refer to Map 5.2 Building Heights Strategy.

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- The density of residential development in Chadwell Heath Character Area

shall be maintained. Higher densities will only be acceptable on identified Opportunity Sites fronting the High Road or close to the future Crossrail station.

8. Cycle Links

- Alter the junction of Wangey Road and High Road to incorporate improved cycle facilities and a continuation of the cycle route along the High Road to the east and west.

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6.7 Goodmayes Outlier 6.7.1 Contribution to AAP Spatial Vision and Objectives

The Goodmayes Outlier comprises three Opportunity Sites: the Goodmayes and King George Hospitals are allocated as CCOS26 and CCOS27 respectively and the Redbridge College site is allocated as CCOS28. The sites are designated Opportunity Sites in the Area Action Plan in order to recognise the opportunities already coming forward on these sites, and the fact that they are fundamental to delivering the necessary infrastructure to support the planned growth within the Corridor.

6.7.2 The preferred uses for Goodmayes Hospital (CCOS26) and Redbridge College

(CCOS28) include residential which is necessary enabling development to facilitate the enhancement and relocation of the existing community facilities on these sites. The allocation of these sites links to the Spatial Vision to provide new homes supported by community facilities to meet local need and is guided by Key Objective 2 (Housing for All) and 7 (Provide Community Facilities).

6.7.3 Existing Policy Context and Characteristics

All of the sites have existing policy designations under the Local Development Framework which constrain their capacity for redevelopment.

6.7.4 King George Hospital is a modern hospital which has been extended considerably

over the last decade. It is made up of a number of different buildings and associated car parking and landscaped grounds.

6.7.5 Goodmayes Hospital is bounded by King George Hospital to the north, Barley Lane to

the east, some residential development to the south east and a small stream and playing fields to the south west and Seven Kings Park beyond. The Goodmayes Hospital and some peripheral buildings are Edwardian and built circa 1901 with a few simple details and consistency of materials. There are some modern buildings to the south of the main complex of hospital buildings, such as Chapters House.

6.7.6 Redbridge College is located on the eastern side of Barley Lane opposite King George

Hospital. The site comprises a large, flat roofed single-storey and part two-storey building, a single-storey pre-fabricated pitched roof building and other smaller out buildings to the northwestern part of the site. There is a single point of vehicular and pedestrian access from Little Heath. The site also includes a substantial car park (320 spaces) and grassed playing fields. The surrounding area is predominantly residential and buildings are mainly two storey detached and semi-detached properties.

6.7.7 The preferred uses of the sites set out in Table 5.1 include retaining the existing

community facilities or providing new and enhanced community facilities on the sites and potentially including residential as well within Opportunity Sites CCOS26 and CCOS28. Any proposals on the sites which involve a loss of community facilities would be subject to Policy C1 on Existing Community Facilities of the Borough Wide Primary Policies DPD which only allows planning permission for the loss of community facilities where the applicant clearly demonstrates that there is no longer a need for that facility and where there are sufficient similar facilities nearby.

6.7.8 Policy E2 on Nature Conservation of the Borough Wide Primary Policies DPD protects

Green Corridors from development which would have an adverse impact on them. This designation covers all of the Opportunity Sites, with the exception of the college buildings within CCOS28. Development proposals involving such land would be acceptable, if it was demonstrated that effective habitat linkages along the corridor would be maintained.

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6.7.9 Opportunity Sites CCOS26 and CCOS27 fall within the Green Belt designation as defined by Policy E1 Green Belt and Metropolitan Open Land of the Borough Wide Primary Policies DPD and the Proposals Map. This policy cross- refers to PPG2 and the London Plan and aims to restrict development in the Green Belt and Metropolitan Open Land to appropriate Green Belt uses. Inappropriate uses will only be considered favourably in very special circumstances.

6.7.10 In accordance with PPG2, Policy E1 recognises that there are a number of existing

Major Developed Sites in the Green Belt. King George and Goodmayes Hospital form part of the Major Developed Site listed in Schedule 1. Paragraph 3 of PPG2 sets out the requirements for control of development in the Green Belt. Accordingly limited infilling or redevelopment which meets the criteria in Annex C of PPG2 could be acceptable in principle.

6.7.11 The Goodmayes Hospital and peripheral buildings are locally listed and Policy E3 on

Conservation of the Built Heritage of the Borough Wide Primary Policies DPD states that for development proposals affecting Locally Listed Buildings must preserve the building or its setting or any features of value that it possesses. This designation covers the principal buildings, which are the main echelon buildings, the main hall and water tower, the laundry and workshop blocks, the superintendent lodge and the line of houses and cottages on Barley Lane. The principal wards are arranged in a strong geometric shape on site with ancillary buildings, workshops and main hall contained within. The overall footprint maximises a southern facing aspect through a chevron layout. The designation does not apply to the modern buildings to the south of the complex.

6.7.12 Opportunity Site CCOS28 designates the Redbridge College site. This designation

covers the main school buildings and the associated playing fields. The playing fields are safeguarded as Important Urban Open Space by Policy CR1 of the Borough Wide Primary Policies which only allows proposals which are supportive of and ancillary to the purpose of that open space.

6.7.13 Design Principles

Policy BD1 (All Development) sets out 13 design principles to promote high quality sustainable construction techniques which must be adhered to. The policy aims to ensure that all new development is of a high quality and respects the character and amenity of the area.

6.7.14 The construction of new buildings on Opportunity Sites CCOS26 and CCOS27 would

be subject to the criteria set out in Annex C of PPG2 on infilling and redevelopment of Major Developed Sites to ensure that any proposal would not impact on the openness of the Green Belt and the purposes of including the land within it.

6.7.15 PPG2 requires that the visual amenities of the Green Belt should not be injured by

proposals which would be visually detrimental by reason of their siting, materials or design.

6.7.16 Any proposals on site CCOS26 would need to be based around sympathetic

redevelopment of the existing building complex in the north of the Goodmayes Hospital site, and would need to sensitively refurbish the existing buildings and respect the key architectural features that led to their local listing. PPG2 allows for the re use of buildings in the Green Belt subject to a number of criteria set out in paragraph 3.8 to ensure that it would not prejudice the openness.

6.7.17 CCOS28 is approximately 5.6 hectares in size, with land designated as Important

Urban Open Space (Policy CR1) and Green Corridor (Policy E2) making up 3.3

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hectares of the total site area. This leaves approximately 2.3 hectares of developable land. This developable land has potential for a number of development options. Preferred development options for the site would include an All-through (10FE) or secondary school (6FE) and mix of residential development, including family-size affordable housing. The maximum building height is likely to be 3 storeys.

6.7.18 Potential Changes and Opportunities

NHS plans for King George Hospital

involve moving the current Accident and Emergency facilities to the newly built Queens Hospital in Romford. This consolidation will enable the NHS to provide a new ‘Polyclinic’ or equivalent service on the King George Hospital site, which will serve the local area, including the Crossrail Corridor. The scope of such proposals in the context of PPG2 were discussed with the NHS as part of the Council’s preparations for this Area Action Plan. The final proposals for this site await the findings of the Core Strategy Review, which are due in 2012. However, the NE London NHS Mental Health Trust has confirmed that the existing Goodmayes Hospital buildings are outdated and no longer suitable for mental health care provision. A new mental health facility (Chapters House) has been constructed in the southern part of this site to replace the existing Goodmayes Hospital Buildings, which will become redundant. This could lead to an opportunity for residential conversion and infill, which would have to be sympathetic to the existing buildings.

6.7.19 A borough wide Green Belt Review was undertaken in 2010 to consider whether the

current Green Belt boundary is appropriately drawn having regard to the Green Belt purposes set out in Planning Policy Guidance 2 on Green Belts. As part of this, independent consultants were commissioned to appraise various parcels of land within the Green Belt. The Goodmayes and King George Hospital and surrounding Green Belt parcel was assessed not to meet any of the purposes outlined in PPG2. The parcel has become largely urban in nature with considerable development since the previous Green Belt Study (1990), due to the development of King George and Goodmayes Hospitals.

6.7.20 The Green Belt Review will inform the Local Development Framework Core Strategy

Review, including any potential amendments to boundaries where warranted. If any sites are considered for release, alternative uses should be determined in the context of other evidence coming forward as part of the Core Strategy Review, including community infrastructure, residential, or protected open space. These alternative uses will be informed by an indicative masterplanning exercise carried out after the initial Green Belt Review. In this way any sites released from the Green Belt could be allocated as Strategic Development Sites in the Core Strategy with specified uses or protected as Open Space.

6.7.21 The Core Strategy Review will be subject to stakeholder involvement and public

consultation and is programmed for an Independent Examination in Public (EIP) in 2012/ 13. The EIP will enable a Planning Inspector to consider the soundness of the policies in the document, particularly with reference to the underpinning evidence.

6.7.22 During the preparation of the AAP, Redbridge College made representations

expressing an interest in relocating from their existing campus at Little Heath to the Council owned Seven Kings Car and Lorry Park site (Opportunity Site SK06). The Council’s Cabinet agreed to look into the feasibility of a number of development options for site SK06, in partnership with Redbridge College. The feasibility studies looked at the potential for a mixed use development, incorporating a swimming pool, library and college facility. The study also looked at the feasibility of a stand alone college on the site. Work is continuing to assess the viability of these schemes. Development of the existing college site (CCOS28), with the Council’s preferred use

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as a new school and/or residential will enable the relocation of the College to SK06. As part of this redevelopment there could be a shared use with the local community of the retained playing fields.

6.7.23 Planning Briefs will be prepared for sites CCOS26, CCOS27 and CCOS28 to provide

further details on how the sites will be shaped over the plan period.

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Chapter 7 Implementation

7.1 Introduction 7.1.1 A key requirement of this Area Action Plan is to ensure that future growth planned

along the Crossrail Corridor can be delivered within the plan period (2011 – 2021) whilst mitigating the impacts of development and ensuring that development proposals are integrated within the surrounding area. Area Action Plans must be realistic in terms of implementation, and a flexible approach must be taken in order to allow for changing circumstances within the plan period.

7.1.2 The key issues influencing the implementation of a development proposal are:

CROSSRAIL - What if scenarios DELIVERY - How will the development be delivered?

PHASING - When will the development be delivered?

SITE ALLOCATIONS - Where will the development be located?

7.2 What if Crossrail is delayed or doesn’t arrive? 7.2.1 The Council has named the Plan the ‘Crossrail Corridor Area Action Plan’ because it is

considered that Crossrail will bring major benefits to the area and is a common theme to this stretch of the High Road. The Council recognises the importance of harnessing these benefits and will use the increased connectivity Crossrail will bring to the area to attract inward investment. However, the driving force behind the Council’s decision to prepare an Area Action Plan for the High Road is because it includes several vacant and under-utilised sites of poor environmental quality and is characterised by a number of potential infill sites and low density development which offer significant regeneration potential. The area also includes some of the most disadvantaged wards in Redbridge with significant infrastructure requirements. The Area Action Plan not only provides a framework to guide development and promote opportunities for change but also identifies enhancements to the environment and public realm and aims to promote social inclusion. Crossrail is therefore very much the ’icing on the cake’ and many projects and interventions will take place irrespective of Crossrail’s arrival in 2019.

7.3 How will development be delivered? 7.3.1 A Partnership Approach

New development or the redevelopment of existing sites will be delivered largely by the private sector. The Council has consulted extensively with developers, landowners and key stakeholders throughout the preparation of the Area Action Plan, taking forward only those proposals it considers will be implemented during the lifetime of the Plan.

7.3.2 This Area Action Plan will help guide those investment decisions by giving confidence about the type and scale of development which is likely to be approved in different locations along the Corridor and ensuring that the community

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infrastructure required to support new housing is in place, as it is required. 7.3.3 The Council acknowledges it has a major role to play in managing the public realm

and streetscape within which private development occurs and in securing the delivery of key community services and improvements to the parks and open spaces north and south of the High Road.

7.3.4 Effective partnership working is crucial to the successful and co-ordinated

implementation of the proposals set out within the Area Action Plan. The Council is committed to working with a range of public, private and voluntary sector organisations including:

Existing businesses and business organisations Landowners and potential developers Public organisations such as the Greater London Authority and the London

Development Agency Transport operators, TfL, Crossrail and Network Rail Local residents Homes and Communities Agency English Heritage Environment Agency Her Majesty’s Court Service (HMCS) Redbridge NHS Primary Care Trust Police and Emergency Services Registered Social Landlords Community and voluntary sector organisations Redbridge Strategic Partnership

7.3.5 Area Action Plan Delivery Group

To oversee the implementation of this Area Action Plan, the Council will convene a Crossrail Corridor Area Action Plan Delivery Group to meet regularly throughout the life of the Plan. The Delivery Group shall seek to involve representatives from the local community, including active community groups such as TASK, Seven Kings and Newbury Park Residents Association; the business community including Seven Kings Business Partnership and key infrastructure service providers including highways and transport, education, health, leisure, utilities companies and policing, along with representatives of the Council’s Planning and Regeneration and Property Services. In this way it will build upon the Community Forum Meetings which have taken place during the preparation of this Plan. The Delivery Group shall seek to:

Coordinate the delivery of key community infrastructure projects along the

Crossrail Corridor. This shall include infrastructure forward planning, timely identification and acquisition of sites (where required), and monitoring and review of planning obligations.

Coordinate the delivery of services to improve the health, cleanliness and

safety of the public environment. 7.3.6 Planning Obligations / Developer Contributions

Development within the Crossrail Corridor area will create additional requirements for supporting infrastructure, both in terms of new local infrastructure directly related to the proposed development and wider strategic infrastructure, on which new development will have a cumulative impact.

7.3.7 At a borough level the Community Infrastructure Plan (CIP) published in December

2009 identifies the amount, cost and sources of funding for the main types of

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community infrastructure needed to support the growth planned in Redbridge. This important document has been used extensively to inform the preparation of this Area Action Plan.

7.3.8 Planning obligations, attached to relevant planning permissions, will facilitate the

delivery of such infrastructure, as set out in Strategic Policy 12 (Planning Obligations) of the Council’s Core Strategy (adopted March 2008).

7.3.9 Other Delivery Factors

Successful implementation and delivery of the Area Action Plan is also dependent on the following contributing factors:

Flexible Programming: The Area Action Plan represents an ambitious

programme of redevelopment for the Crossrail Corridor. The delivery strategy needs to be realistic; recognising that some compromises will have to be made in order to achieve the broader objectives of the AAP.

Development Management: The Council will control the nature and

quantum of development through the development management process. Development of individual sites within the corridor will be required to comply with the policies and urban design principles set out in this Area Action Plan, as well as a range of policies found within the adopted Local Development Framework.

Development briefs will be required for the larger opportunity sites, to

provide guidance in the preparation of development proposals. Where a site might be complex or have specific requirements (infrastructure, design, mix of uses) the Council can provide some certainty on how the site can be brought forward. Development Briefs are also a very cost efficient method of promoting opportunity sites and help deliver sites during a time when Council resources are being reduced. Such sites include the superstore site and Goodmayes Retail Park.

Supplementary Planning Documents (SPD): such as the updated Planning

Obligations Strategy SPD and the forthcoming Sustainable Design and Construction SPD will provide further guidance for the delivery of future development and infrastructure.

7.3.10 Contingency

The Area Action Plan has built-in flexibility to deal with changing circumstances. However, should monitoring show that a policy is failing, opportunity sites are not coming forward, or that certain plan outcomes are unlikely to be achieved, the Council can consider a number of actions including:

Consideration of alternative sites – the Council could consider alternative

and additional sites for inclusion within the AAP in order to meet the housing target or infrastructure requirements. Such sites will be identified through future updates to the SHLAA (both Redbridge and London-wide), and will be ‘available, suitable and achievable’ in line with PPS3.

Community Infrastructure Levy (CIL) – if it becomes apparent that a project is

not on course to be delivered the Council will work with service providers to identify corrective action, which may include seeking alternative funding sources such as CIL to top-up other funding streams where there are identified shortfalls.

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Use of Compulsory Purchase Powers (only if absolutely necessary) to assemble sites in multiple ownerships and ensure that land is brought forward for development during the plan period.

Initiate a review of the AAP – this option is unlikely to be considered,

however, it is an option the Council has in order to address any failure to implement a policy effectively.

7.4 When will development be delivered? 7.4.1 Phasing

The delivery of a minimum of 1500 additional homes and associated community infrastructure is anticipated to take place within the plan period (2011-2021) and will create attractive conditions for further investment.

7.4.2 The phasing of development is not intended to be prescriptive or exact and could

vary according to how individual sites come forward. The current economic climate has highlighted many of the difficulties and uncertainties that will need to be addressed within this timeframe to create a pace of change sufficient to achieve the objectives of the Area Action Plan.

7.4.3 The Council expects development to be phased generally in accordance with Table

7.1. The table is based on overall identified capacity and shows the potential number of dwellings that could be built if all of the Opportunity Sites capable of accommodating housing were completed within the indicated phasing periods. The table indicates the anticipated spread over broad 5 year time periods. It shows approximate numbers of units and indicative minimum amounts of non-residential floor area to be delivered. The figures were derived by identifying the deliverability of sites for each phasing period and by totaling their development potential. These figures are best estimates only, and are intended to give a general indication to infrastructure and other service providers to assist their forward planning.

Table 7.1: Indicative phasing of Opportunity Sites by capacity

Phasing Period Housing (net

additional units)

Non –Residential Floorspace (m2 gross

floorspace) 2009 - 2011 44 - 2011 - 2016 1,028 16,250 2017 - 2021 909 13,170

Total 1,981 29,420 7.4.4 The potential phasing of the identified opportunity sites is shown on Map 7.1.

7.5 Where will the development be located? 7.5.1 As set out in Section 5.2, of this Area Action Plan, more than 40 opportunity sites

have been identified to deliver the planned growth in the Area Action Plan. These sites present a number of options, including (but not limited to) total redevelopment, partial redevelopment, replacement or refurbishment of the existing buildings, and changes of use. The schedule includes both sites for which planning permission has been granted, but where construction has not yet commenced, and sites for which planning permission has not been granted. The latter includes sites along the Crossrail Corridor where the Council is aware that there is an intention to develop and it would be acceptable in principle.

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7.5.2 It is unrealistic to expect that development proposals will come forward for all identified opportunity sites. In addition, the inclusion of a site on Table 5.1 does not necessarily mean that a development proposal will be approved, and all planning applications will be required to comply with the policies set out in the Area Action Plan as well as a range of other policies set out in the Local Development Framework.

7.5.3 Finally, Table 7.2 sets out a list of key development proposals and public realm

improvements to be brought forward within the plan period. The table provides a summary of ‘how, when and where’ key projects will come forward.

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

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Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

Health

1.

Polyclinic The Redbridge Primary Care Trust (PCT) has confirmed that NHS Redbridge’s favoured site for a new Polyclinic is at the King George Hospital site rather than on the High Road, as this is already NHS owned land and is therefore deliverable. Subject to the granting of planning permission, this will be the second Polyclinic to be built within the borough and is likely to be provided within the next five years. This new facility is supported by the Redbridge Estates Strategy (NHS, 2009), which sets out the requirements for delivery of the Polyclinic “hub and spoke” model across the borough. The Seven Kings Polysystem lies within the Crossrail Corridor and it has been decided by the NHS that the “hub” (polyclinic) will be at the Kings George Hospital site, and the “spokes” (GP practices) on the High Road itself.

NHS Redbridge /Redbridge PCT The Redbridge PCT are working with Barking, Havering and Redbridge NHS Trust to establish the polyclinic on the King George Hospital site.

‘PCT Firm Foundations Primary Care and Estates Strategy’, June 2009 NHS Redbridge “Rich Picture” Redbridge Community Infrastructure Plan (December 2009). Draft Borough Implementation Plan (December, 2009).

First 5 years of plan period. Phases 1 + 2 (2009-2016)

King George Hospital (KGH) Site, Barley Lane (CCOS27). The presence of the hospital and land availability makes it the PCT’s preferred site. This polyclinic could function as a “split-site” polyclinic with many services, such as diagnostics, continuing to be provided by the acute hospital on-site. However, if the Polyclinic is not delivered on the King George Hospital site within the first phase of this Area Action Plan (2009-2011) the Council will work with the PCT to ensure that it is delivered on an accessible site along the High Road, as identified in Table 5.1.

PCT Capital Programme (£1.5m) Partially funded through developer contributions (s106 planning obligations).

Table 7.2: Key Projects within the Area Action Plan

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

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2.

GP practices fronting the High Road There is currently a shortfall of 11 GPs in the Seven Kings Polysystem. The PCT consider it appropriate for smaller GP practices to be located on the High Road itself as there is also a need for smaller practices in this area. As a result the NHS‘s Seven Kings Polysystem Development Board, in consultation with the Council has identified several sites suitable for smaller health facilities, as part of mixed-use development.

NHS Redbridge /Redbridge PCT

‘PCT Firm Foundations Primary Care and Estates Strategy,’ June 2009

Phases 2+3 (2011-2021)

Sites identified by the Council/ Redbridge PCT as suitable: - 531-549 High Road (CCOS02) - 530-562 High Road (CCOS05) - 573-603 High Road (CCOS06) - Tesco, Goodmayes (CCOS11) - Goodmayes Retail Park (CCOS12) - Met Police 919-925, High Road (CCOS13) - Telephone Exchange (CCOS20) - Alfa Romeo, Chadwell Heath (CCOS22)

Partially funded by s106 contributions from the local area. NHS/PCT funding streams Local Improvement Finance Trust (LIFT) Growth Area Funding

Leisure 3.

New Leisure Facility, Seven Kings In Autumn 2009 the Council proceeded to undertake a Feasibility Study to explore the possibility of locating a new leisure facility comprising a 25m swimming pool, facilities for health and fitness, as well as a branch library /one stop shop, on either the Seven Kings Car and Lorry Park site (SK06) or on the former Ilford Baths site (CCOS03b). Following completion of this study in June 2010 the Council’s Cabinet will choose a preferred site. In order to allow for changing circumstances during the plan period the Council has taken a flexible approach within this Area Action Plan, and has identified both sites as potential options for a major mixed-use leisure facility.

London Borough of Redbridge – Led by the Culture, Sport and Community Learning Service. Property Services and the Planning and Regeneration Service will work with Culture, Sport and Community Learning to support the delivery of this

LBR ‘Medium Term Financial Strategy 2010/11 to 2012/13 Redbridge Community Infrastructure Plan, (December 2009). Draft Borough Implementation Plan (December, 2009).

Phase 2 –after 2011 Stage 1 –Feasibility Study (to be completed (June 2010) Stage 2 -Project Brief (2010) Stage 3 Outline Planning Consent - (2011)

Former Ilford Baths site (CCOS03b) Or: Seven Kings Car and Lorry Park Site (SK06)

s106 contributions LBR Capital Programme: The Council’s internally funded capital programme relies principally on Prudential Borrowing and Capital Receipts. These sources are currently severely constrained. Possible external funding streams identified: European Growth Area Fund, Private Public Partnership.

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

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project.

Library 4.

Temporary Library in Seven Kings There has been a high profile public campaign for a new library facility in the Seven Kings area since the closure of the old Seven Kings library in 1991. During May 2009, the Council agreed to review library provision and identify cost effective ways of meeting any shortfalls. The Council’s Culture, Sport and Community Learning Service has confirmed that a new temporary branch library (between 50 and 200 sqm) is to be provided within the Seven Kings area. The internal fit out would accommodate shelving for 4000-12,000 stock items, split evenly between adults and children’s books, with a small audio-visual collection (CDs and DVDs).

London Borough of Redbridge – Led by the Culture, Sport and Community Learning Service. Supported by Property Services and the Planning and Regeneration Service.

The Libraries Improvement Plan (2009) Redbridge Community Infrastructure Plan 2009 – 2017 (December, 2009)

Phase 1 Due to open in July 2010.

(CCOS31) 679 High Road, Seven Kings (vacant A1), subject to gaining planning consent for a D2 use. Planning Application submitted in February 2010 (Ref: 0125/10).

LBR Capital funding up to £150,000 for initial set up cost funded from council balances. Revenue funding for the operation of the library for 1 year.

Education 5.

New Primary School The Plan area has experienced high demand for primary school places leading to the provision of two new primary schools within Redbridge. Both are however located outside the AAP plan area. Provision of at least a four form of entry

LBR Children’s Services. Supported by: Property Services Planning and Regeneration

School Places Scrutiny Working Group: Report on the provision and arrangements for school places, November 2009 Redbridge Community

Phase 2 (2011-2016)

The Area Action Plan provisionally identified the following sites as suitable for a new primary school: Former Ilford Swimming Pool

site (CCOS03b) Seven Kings Car and Lorry Park

(SK06) 674-700 High Road, Seven Kings

LBR Primary Capital Programme (£49.3m). DCFS (Department for Children’s Schools and Facilities) (£10.4m) Growth Fund (£3.4 m) for 2009/2011 S106 Contributions

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

110

new primary school and could be opportunity for a “through” school, i.e. a new primary school built next to secondary school, with schools closely linked but operating separately and sharing playing fields

Service. Infrastructure Plan, (December 2009) Draft Borough Implementation Plan (December, 2009).

(SK02) Met Police site, 919-925 High

Road, Chadwell Heath (CCOS13). Ilford County Court, High Road

(CCOS30). Grove Farm site (CCOS14) Chadwell Heath Retail Park

(CCOS15).

6.

New Secondary School The secondary school population is also set to increase. There are plans for a six form of entry Academy on the Cricklefields site to be opened in September 2012 (See Section 7 below). However, this planned provision is not sufficient to meet the forthcoming demand in the secondary sector. The Council is currently investigating whether it is possible to accommodate the remaining demand through expansion of existing schools.

LBR Children’s Services. Supported by: Property Services Planning and Regeneration Service.

School Places Scrutiny Working Group: Report on the provision and arrangements for school places. November 2009 Redbridge Community Infrastructure Plan 2009 – 2017 Medium Term Finance Strategy 2009/10 to 2011/12

Phase 2 (2011- 2016)

Redbridge College campus,

Little Heath (CCOS28), subject to Redbridge College re-locating to a more accessible site.

Land at Goodmayes Hospital,

subject to existing health facilities being re-provided within approved new build scheme (subject to full planning permission).

Possible expansions include:

- Mayfield High School and - Chadwell Heath Foundation School

LBR Secondary School Capitol programme (£28.7m) DCFS funding under building Schools for the Future programme Growth Area Fund S106 contributions

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

111

7.

Isaac Newton, Redbridge Academy The school will accommodate 1250 pupils; 900 at ages 11-16 and 350 post 16. Outline planning permission for the new secondary school (Academy) was granted on 2-04-09 (Ref: (0004/09). The Academy will open in September 2012 for the first intake of year 7 (180) students. Specialist facilities such as music and drama spaces, an ICT suite and a professional sized sports hall will be available for community use outside school hours.

ARK Schools LBR Children’s Services.

Phases 1+ 2 (2009 - 2016). Reserved Matters Planning Application due to be submitted in July 2010 Opening in September 2012

The Cricklefields Site (CCOS03a)

Budget £30 million building project. Sponsor - ARK Schools DCFS– running costs Partnerships for Schools (PfS)

8.

Existing Primary School Expansions Within the Crossrail Corridor, Barley Lane Primary School has recently been expanded and Grove Primary School is proposed as one of the Council’s priority schools to receive investment and improvements under the Council’s primary Capital Programme.

LBR Children’s Services

LBR Statutory Consultation on Primary School Expansion for September 2011 School Places Scrutiny Working Group: Report on the provision and arrangements for school places. November 2009 LBR Community Infrastructure Plan, (December 2009) Medium Term Finance Strategy 2009/10 to 11/12

Phase 2 (2011-2016)

Barley Lane Primary School Chadwell Primary School

£1.5m of S106 contributions to provide additional school places in Goodmayes, Newbury Park and Barley Lane. £3.4m Growth Fund allocation for 2009/2011 S106 contributions

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

112

9. Higher Education Redbridge College has its main campus at Little Heath, located to the north of the High Road and a further smaller campus in Ilford Town Centre. The Little Heath site (Opportunity Site CCOS28) in this Area Action Plan has an area of 5.7 hectares and provides for the education of 4,000 students from Key Stage 4 and upwards. Most of these students are enrolled full time in formal vocational training. Approximately 50% of the students are drawn from within Redbridge and the remaining 50% from outside the Borough. The College is continuing to investigate options to redevelop the Little Heath site and/or to identify suitable development sites in Seven Kings Local Centre to re-locate to.

Redbridge College Skills Funds Agency Young Peoples Learning Agency

Redbridge Community Infrastructure Plan (adopted December 2009).

Phase 2 / 3

Opportunity Sites along the Crossrail Corridor, especially within Seven Kings and Goodmayes Local Centres are considered to be suitable for the provision of a new further education college as part of a mixed use development are shown in Table 5.1.

No funding sources identified

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

113

Transport

10.

Crossrail The arrival of Crossrail in 2019 will further improve accessibility, not only locally but will enable faster and more convenient journeys to central London, Docklands and Heathrow Airport. Proposed delivery dates for minor works to stations: - Chadwell Heath to Goodmayes Loop, Summer 2013; - Goodmayes Station, Spring 2015; - Chadwell Heath Station – Spring 2015 - Seven Kings Station, Spring 2016.

Network Rail / Crossrail

Crossrail Context Report for Redbridge, October 2009

Phase 2 (2011-2016) and Phase 3 (2016 -2021)

All stations along the corridor (Seven Kings, Goodmayes and Chadwell Heath Stations) have been identified as development opportunity sites for enhancement as a result of Crossrail in the Development Opportunity Sites DPD. Land designated under the Crossrail Act 2008 (as per the Proposals Map) will be safeguarded until delivery of the scheme.

All works to be carried out by Network Rail as the Statutory Undertaker for Crossrail Limited Crossrail Levy: The Mayor has published his alterations to the current London Plan and a supporting Supplementary Planning Guidance document to specifically raise £600m (£300m S106 and £300m CIL) for the funding of Crossrail. The SPG requires that development of offices and retail above a threshold of 500sq.m (gross external floorspace) within 1km of a Crossrail station will be required to contribute towards the construction of Crossrail.

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

114

11.

Seven Kings Station - Signalisation of Roundabout To improve crossing facilities for pedestrians and safety for cyclists. Feasibility and preliminary design carried out. Proposed scheme delivery 2010/2011. It is proposed to remove the mini-roundabout and pelican crossing point and provide traffic signal control at the junction of the High Road and Cameron Road. This work will be further developed as part of the Mayor’s Great Spaces project at Seven Kings. As part of the Mayor ‘Great Spaces’ Initiative, the Council aims to build on the highways design work carried out to date to further improve the accessibility and quality of public realm outside of Seven Kings Station. A feasibility study will be carried out by the Council during 2010 to explore improvements to the station environs as a transport hub, as well to deliver a much needed focal point and enhanced public space in front of the station. The study will also explore repositioning the existing waiting and loading bays to an area at Cameron Road. In addition, the Council, in partnership with Transport for London and London Buses will investigate opportunities to reposition the bus stops on Seven Kings High Road (so that they are not located opposite each other).

LBR Highways and Cleansing Service Supported by: Planning and Regeneration Service Design for London

BR Local Implementation Plan Mayor’s Great Spaces project: Seven Kings Revival proposal

Signalisation during Phase 1 (2010-2011) Other improvement: Phases 1-2 (2009-2016) The Council will aim to commence this project during 2010/11

Seven Kings Station, High Road / Cameron Road junction.

The total cost of the capital works is estimated to be around £750,000 although this is subject to the feasibility and design work. A sum of £350,000 is currently available through the Local Implementation Plan (LIP) budget. Therefore an additional £400,000 will need to be sourced. Transport for London / LIP bid will be investigated as well as Section 106 contributions.

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

115

12.

Improvements to the cycling connectivity around the High Road The proposed ‘Cycle Highway’s and ‘Cycle Hubs’ and ‘Cycle Hire Scheme’ have the potential to improve links to the high Road, particularly upon delivery of the Aldgate to Ilford and Tower Hill to Barking proposals from 2010 onwards. Major infrastructure sites along the corridor could act as Cycle Hubs, where parking and other cycling facilities are located.

LBR Highways and Cleansing Service Supported by: Planning and Regeneration Service

LBR Cycling Strategy (2010) The Mayor of London’s Cycle Super Highway 2009 London Cycle Network Link 160 - CRISP study carried out by consultants.

Phase 2 (2011-2016)

Links to improve: A. High Road – Westwood Park – Seven Kings Park –

Happy Valley – Fairlop Park. B. High Road – Barley Lane – Seven Kings Park C. Highbury Gardens – South Park (currently under

assessment)

Potential for some funding from TfL through the LIP process. Likely to be partly met by S106 contributions.

13.

High Road / Barley Lane / Goodmayes Road improvements Devise a scheme to improve safety, reduce accidents and increase capacity of signalised junction. Consultants were appointed to explore feasibility, it was estimated that the junction would have to be widened and substantial BT plant, would have to be removed. The estimated cost was in excess of one million; therefore the scheme is on hold. Another option would be to adjust the signal timings, accompanied by the removal of barriers and guard railing at the junction (recommended as part of Crossrail Corridor Urban Design and Public Realm Study)

LBR Highways and Cleansing Service

Phase 3 (2017-2021) This project has been put on hold due to estimated cost of works

High Road / Barley Lane / Goodmayes Road.

No funding source at present. (Estimated capital costs over £1m)

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

116

14.

On -Street Car Club spaces Car Clubs can be used as part of new development schemes to promote the efficient use of private transport when public transport does not offer a viable alternative. The Council will secure spaces through new development schemes and will work with a Car Club provider to create on-street spaces. Developers may offer incentives to prospective residents such as discounted membership of a scheme to help support a reduction in private car use and ownership.

LBR Highways and Cleansing Service Car Club partner (Streetcar)

Throughout the plan period subject to the ability to secure contributions

S106 contributions and direct action as part of a s106 or s278 agreement.

Public Realm

15.

Improve pedestrian access to Chadwell Heath Station Improve pedestrian access, streetscape and encourage walking. - Feasibility and design stage 2009/10 - Implementation 2010/11

Led by LBR Highways and Cleansing Service and the Planning and Regeneration Service Cross- borough working with London Borough of Barking and Dagenham

Phases 2 (2011-2016)

Station Road, Chadwell Heath

No funding sources at present (required £250,000 capital)

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

117

Open Space

16.

Access to Barley Lane Recreation Ground Access to the park is currently difficult with no frontage to the High Road. It is proposed to remove the barriers and create a new entrance.

LBR Leisure Service

The Council’s Parks Strategy (This work is currently not planned).

Phases 2-3 (2011-2021)

Barley Lane Recreation Ground, Goodmayes.

S106 contributions

17.

Improving Access and Connectivity to Open Spaces There are numerous park and recreation grounds located north and south of the High Road within surrounding residential areas, yet their benefits are not fully realised due to poor accessibility from many areas, including the barrier of the railway line and the High Road.

LBR Leisure Services and Planning and Regeneration Services. Where appropriate the Council will work with neighbouring authorities such as London Borough of Braking and Dagenham, to implement improvements to nearby open spaces, such as St Chad’s Park.

Sub regional Strategies: Sustrans North East Greenways linkages Study 2008/09 network of greenways and the East London Green Grid framework. The Council’s Parks Strategy (2009-2014) The Mayor’s Tree Planting Programme LBR Map of Public Open Space Deficiency for Redbridge

Phases 2-3 (2011-2021)

Links to open spaces to improve: A. High Road – Westwood Park – Seven Kings Park – Happy Valley – Fairlop Park. B. High Road – Barley Lane – Seven Kings Park C. Highbury Gardens – South Park (currently under assessment). D. Chadwell Heath Lane – Roxy Avenue - Christie Gardens.

S106 contributions The Mayor’s Tree Planting Programme

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

118

Public Art

18. Public Art There is an opportunity to integrate public art into new public spaces, specifically in front of Seven Kings Station. As set out in the Council’s SPD ‘Percent for Art, Archaeology and Conservation’ (July 2006), this should both tie in within functional element e.g. lighting, street furniture and signage and help assist defining the character and gateway of the town centre.

LBR Leisure and Services and Planning and Regeneration Services.

LBR Public Art Strategy LBR Planning Obligations Strategy Supplementary Planning Guidance (Amended October 2008). LBR Percent for Art, Archaeology and Conservation SPD (2006).

Phases 2-3 (2011-2021)

Outside Seven Kings Station, at gateway locations to town centres.

S106 contributions

Housing

19. Housing Sites The housing trajectory for the Crossrail Corridor includes sites within the two local centres (Seven Kings and Goodmayes) and part of the Chadwell Heath District Centre. Additional sites located along the High Road have also been identified. There is a potential capacity for up to 2000 new homes in the corridor, delivered through a number of development opportunity sites, predominately through mixed-use development.

LBR Planning and Regeneration LBR Housing Service LBR Property Services Registered Social Landlords (RSLs) Landowners

Redbridge Housing Strategy Borough Wide Primary Policies Development Plan Document (May 2008) Development Sites with Housing Capacity Development Plan Document, (May 2008) The Mayor’s London-wide Strategic Housing

Phase 1 (2009-2011) Phase 2 (2011 –2016) Phase 3 (2016-2021)

Full list of sites can be found in Table 5.1.

Homes and Community Agency (HCA) to help bring forward some key sites and through grant funding to the RSLs. S106 contributions to enable the Housing Service to Purchase and Repair dwellings for affordable homes.

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

119

Land Availability Assessment (SHLAA) published in October 2009 Draft Borough Investment Plan (December 2009)

Police Facilities

20. The Metropolitan Police Authority (MPA) / Metropolitan Police Service (MPS) is the key body responsible for the provision of appropriate neighborhood policing facilities and emergency services. The existing policing facilities serving the Crossrail Corridor area comprise:

- Ilford Police Station (services: patrolling, custody cells, and senior management team) - Metropolitan Police site, 919 - 925 High Road (currently used as a base to store vehicles) - Chadwell Heath Police Station (services: 5 Neighborhood Police Facilities).

Metropolitan Police Authority (MPA) Metropolitan Police Service (MPS)

MPA/MPS Estates Strategy and Asset Management Plan for Redbridge The future estate in Redbridge will be based around five operational policing themes:

1. Neighborhood Police Facilities 2. Front Counters 3.Office Accom. 4. Patrol Bases 5. Custody Centres The Estates Strategy requires there to be a Neighborhood Police Facility for each ward.

No exact timescales. Phases 2/3.

New sites and premises will be required in order to adapt to changing circumstances and the forecast population growth Existing police buildings (Chadwell Heath Station, Wangey Road) and buildings located in accessible town centres locations and/or residential areas, including community centres. Floorspace requirements will be approximately 75sqm per neighbourhood policing facility.

No additional cost or funding sources have been identified.

Project Details

Delivery Agency (‘How’)

Delivery Strategy Timescale (‘When’)

Opportunity Site (‘Where’) Cost/ Funding

120

Crown Court Facilities (HMCS)

21. Ilford County Court is located along the Crossrail Corridor, within East of Ilford Character Area, approximately 500 metres to the west of Seven Kings Station. The potential growth within the Crossrail Corridor may result in the need for improved court services in the area. As a result the Council will continue to consult HMCS on all major development proposals within this area of the borough.

HMCS Redbridge Community Infrastructure Plan (adopted December 2009).

During plan period Phase 3

HMCS has stated that the existing site (Ref: CCOS30) is constrained and that during the plan period it may be more appropriate to consolidate the service offer from Ilford County Court to accessible opportunity sites suitable for community facilities. As a result, Ilford County Court (locally listed) has been identified as an Opportunity Site (CCOS30), subject to the Crown Court relocating in the future.

No additional costs or funding sources have been identified.

Community Facilities provided by Voluntary and Community Sector (CVS)

22. Not all services and facilities will be provided by the public sector. Some facilities will be best provided through direct involvement of community groups, e.g. facilities for faith and local community groups and associations including social and sporting clubs. By co-locating services and facilities, as part of mixed use development there can be a more efficient use of land and buildings, as well as scope considerable cost savings especially for operational efficiency. This will also enable small-scale employment generating activities to be located within the town centres to reinforce its function.

Redbridge Community Voluntary Sector London Borough of Redbridge

Redbridge Community Infrastructure Plan (adopted December 2009).

All 3 phases. The Council will work with the Community and Voluntary Sector to explore options to provide new services and activities within existing community buildings in the area e.g. places of worship, social and sporting clubs, to make full use of space within existing community buildings.

No information available.

Chapter 8 Monitoring

8.1 Introduction 8.1.1 As required by the Planning and Compulsory Purchase Act 2004, Redbridge

publishes Annual Monitoring Reports (AMRs) on an annual basis to the Secretary of State. One of the report’s key concerns is to record the effectiveness of LDF policies in achieving their stated aims and recommending corrective action if policies appear to be failing. To do this the AMR measures success against a set of indicators drawn from the Government’s National Indicator set and supplemented by other targets or milestones relevant to local circumstances.

8.1.2 Many of these indicators will provide data that is relevant to assessing the success of

this Plan (e.g. town centre health checks), but there are proposals unique to this Plan which will require additional indicators to be chosen if their success or failure is to be measured effectively.

8.2 Monitoring Arrangements Specific to this Area Action Plan 8.2.1 The Council will monitor a number of items which it believes will help measure the

effectiveness of the policies contained in this Area Action Plan. Table 8.1 below sets out the specific additional monitoring indicators, which will be reported on annually.

121

Crossrail Corridor AAP

Policy Related Key Objective(s) related

to Policy Monitoring Indicator(s) Target(s) Related Indicators already included

in the LDF Annual Monitoring Report

Delivery of Opportunity Sites identified in Table 5.1. (Source: LBR Planning and Regeneration)

Phasing and preferred uses set out in Table 5.1.

Policy CC1: Opportunity Sites

1. Maximise the Benefits of Crossrail to Deliver High Quality Development 2. Housing for All 4. Increase Employment and Training Opportunities 6. Improve Retail Offer of the Centres 7. Provide Community Facilities

Location and floorspace type of mixed use schemes along the Corridor. (Source: LBR Planning and Regeneration)

Retail, commercial, community facilities and employment uses on the ground floor and residential above in centres, Chadwell Heath Business Area and Retail Park. Outside of the identified areas standalone housing schemes and mixed use schemes with employment uses (Class B1) and community facilities (Class D1) at ground floor with housing and/ or commercial on upper floors.

Focus on Town Centres (Percentage of residential development in town centres). Strengthening Town Centres (% of completed i) Retail, ii) Office and iii) Leisure developments in town centres. Planning to Adapt to Climate Change (Level of Preparedness on a 5 point scale) New Retail, Office and Leisure Development (Amount of completed i) Retail; ii) Office and iii) Leisure development).

Policy CC2: Character Area Design Principles

1. Maximise the Benefits of Crossrail to Deliver High Quality Development 5. Increase Accessibility and Ease of Movement 8. Improve Access to Parks and Open Spaces. 9. Improve the Quality of the Public Realm and Protect and Enhance the Historic Townscape Environment.

See Indicators for: Policy CC1: Opportunity Sites Policy CC3: Building Height Policy CC8: Improving Access to Public Transport Policy CC9: Walking and Cycling Policy CC13: Improving Quality of and Access to Open Space. Policy CC14: Improving Public Realm and Streetscape.

The indicators related to other policies will monitor the implementation of the Character Area Design Principles.

None

Policy CC3: Building Height

1. Maximise the Benefits of Crossrail to Deliver High Quality Development

Height of all approved applications. (Source: LBR Planning and Regeneration)

Height of all approved applications to conform to the Building Height Strategy set out in Map 5.2.

None

Table 8.1 Specific Monitoring Tasks for this Area Action Plan

122

Crossrail Corridor AAP

Policy Related Key Objective(s) related

to Policy Monitoring Indicator(s) Target(s) Related Indicators already included

in the LDF Annual Monitoring Report

Table 8.1 Specific Monitoring Tasks for this Area Action Plan

Planning applications approved which may prejudice the future of Crossrail. (Source: LBR Planning and Regeneration)

No applications approved which may prejudice the future of Crossrail.

Policy CC4: Safeguarding Crossrail

1. Maximise the Benefits of Crossrail to Deliver High Quality Development 5. Increase Accessibility and Ease of Movement

Schedule 7 Applications made under the Crossrail Act 2008. (Source: LBR Planning and Regeneration)

Goodmayes Station - March - June 2014 Chadwell Heath Station - March - June 2014 Seven Kings Station - June to Sept 2015

None

Complete technical and financial feasibility investigations for an area-wide combined heat and power network. (Source: LBR Planning and Regeneration)

By the end of 2012/13. Policy CC5: Energy Efficiency and Sustainable Development

3. Mitigating Climate Change

Depending on outcomes of technical and financial feasibility investigations, prepare and agree a firm proposal for an area-wide combined heat and power network. (Source: LBR Planning and Regeneration)

By the end of 2015/16.

Renewable Energy (on site renewable energy). Avoiding Flood Damage (Number of planning permissions granted contrary to the advice of the Environment Agency). Renewable Energy Schemes (renewable energy capacity installed by type).

Policy CC6: Delivering New Homes

2. Housing for All Annual supply of net additional housing. (Source: LBR Planning and Regeneration)

A minimum of 150 new homes delivered per annum. Delivery of a minimum of 1,500 New Homes by 2021.

Building Homes (housing trajectory). Number of new homes delivered in Gants Hill and Ilford.

123

Crossrail Corridor AAP

Policy Related Key Objective(s) related

to Policy Monitoring Indicator(s) Target(s) Related Indicators already included

in the LDF Annual Monitoring Report

Table 8.1 Specific Monitoring Tasks for this Area Action Plan

Policy CC7: Dwelling Type and Tenure Mix

2. Housing for All Delivery of affordable housing. (Source: LBR Planning and Regeneration)

50% of all new dwellings to be affordable from all sources meeting the dwelling type and tenure mix requirements of the Corridor as identified in the Redbridge Strategic Housing Market Assessment (SHMA) 2010.

Lifetime Homes (All new homes built to Lifetime Homes standard). Delivering Affordable Housing (affordable completions in new developments). Temporary Accommodation (Number of households living in temporary accommodation).

Policy CC8: Improving Access to Public Transport

5. Increase Accessibility and Ease of Movement

Improvements to the pedestrian access to the Crossrail stations. (Source: LBR Planning and Regeneration and Highways and Cleansing Services)

Chadwell Heath Station to be fully accessible to disabled users by the end of Phase 2 (2016). Improvements related to Crossrail Schedule 7 at Goodmayes Station by the end of Phase 2 (2016).

Travel Reduction (All major developments to be accompanied by Travel Assessments and Travel Plans).

Signalisation of Cameron Road junction, Seven Kings and installation of pedestrian crossings. (Source: LBR Planning and Regeneration and Highways and Cleansing Services)

Implemented by the end of 2011. Policy CC9: Walking and Cycling

5. Increase Accessibility and Ease of Movement

Delivery of the Seven Kings Water Greenways Cycling Route (Source: LBR Planning and Regeneration and Highways and Cleansing Services)

Implemented by the end of 2011/ 12.

Encouraging Cycling (Cycle facilities at all major developments)

124

Crossrail Corridor AAP

Policy Related Key Objective(s) related

to Policy Monitoring Indicator(s) Target(s) Related Indicators already included

in the LDF Annual Monitoring Report

Table 8.1 Specific Monitoring Tasks for this Area Action Plan

Amount of cycle parking delivered. (Source: LBR Planning and Regeneration and Highways and Cleansing Services)

The minimum cycle parking requirements set out in Policy T5 of the Borough Wide Primary Policies DPD are achieved for all new development.

High Road/ Barley Lane/ Goodmayes Road improvements to improve safety, reduce accidents and increase the capacity of the signalised junction. (Source: LBR Planning and Regeneration and Highways and Cleansing Services)

Implemented by the end of Phase 3 (2021).

125

Crossrail Corridor AAP

Policy Related Key Objective(s) related

to Policy Monitoring Indicator(s) Target(s) Related Indicators already included

in the LDF Annual Monitoring Report

Table 8.1 Specific Monitoring Tasks for this Area Action Plan

Policy CC10: Parking

5. Increase Accessibility and Ease of Movement

The provision of on-street Car Club Spaces. (Source: LBR Highways and Cleansing Service)

The following 15 Opportunity Sites to incorporate Car Club Spaces: By the end of Phase 2 (2016): CCOS03: Ilford Swimming Pool, Cricklefields, 468- 488 High Road. SK06: Seven Kings Car Park and Lorry Park, High Road. CCOS10: 706- 720 (Homebase) High Road. CCOS19: 55-61 Goodmayes Road. GM07: 58- 64 Goodmayes Road, Goodmayes. CCOS13: Metropolitan Police, 919- 925 High Road, Chadwell Heat. CCOS14: Chadwell Heath Business Area, rear of 951- 1009 High Road. CCOS15: Chadwell Heath Retail Park, High Road. CCOS16: Car Park and Works corner of Cedar Park Gardens and Wangey Road. By the end of Phase 3 (2021): CCOS02: 531- 549 High Road. CCOS06: 573- 603 High Road. CC0S06: 573- 603 High Road. SK02: 674- 700 High Road. CCOS11: 822 (Tesco) High Road. GM11: Car Park adjacent to Chadwell Heath Station. CCOS22: 1145 (Alfa Romeo) High Road. SK02: 674- 700 High Road

Travel Reduction (All major developments to be accompanied by Travel Assessments and Travel Plans).

126

Crossrail Corridor AAP

Policy Related Key Objective(s) related

to Policy Monitoring Indicator(s) Target(s) Related Indicators already included

in the LDF Annual Monitoring Report

Table 8.1 Specific Monitoring Tasks for this Area Action Plan

Percentage of car parking spaces in new developments which provide access to electrical charging points for the use of electric and hybrid vehicles. (Source: LBR Planning and Regeneration and Highways and Cleansing Service)

20% (1 in 5)

Percentage of Class A1 shop units located within the boundary of Seven Kings and Goodmayes Local Centres and Chadwell Heath District Centre. (Source: LBR Planning and Regeneration)

No less than 70% of total number of units. To be monitored annually.

Policy CC11: Improving the Retail Offer

6. Improve Retail Offer of Centres

Percentage of cafes and restaurants (Class A3) located within the boundary of Seven Kings and Goodmayes Local Centres and Chadwell Heath District Centre. (Source: LBR Planning and Regeneration)

Maximum of 10% of total number of units. To be monitored annually.

Health of Town Centres (% of vacant units in Town Centres, Retail Parks and Key Retail Parades).

127

Crossrail Corridor AAP

Policy Related Key Objective(s) related

to Policy Monitoring Indicator(s) Target(s) Related Indicators already included

in the LDF Annual Monitoring Report

Table 8.1 Specific Monitoring Tasks for this Area Action Plan

Percentage of hot food takeaways (Class A5) and drinking establishments (Class A4) located within the boundary of Seven Kings and Goodmayes Local Centres and Chadwell Heath District Centre. (Source: LBR Planning and Regeneration)

Maximum of 10% of total number of units. To be monitored annually.

Delivery of a new Leisure Facility. (Source: LBR Planning and Regeneration and Leisure Services)

The Council to complete construction of a major new leisure facility, including a swimming pool and library, within Crossrail Corridor by the end of phase 2 (2016).

Delivery of new school facilities on the identified Opportunity sites. (Source: LBR Planning and Regeneration and Children’s Services)

Deliver a new four form of entry primary school by the end of Phase 2 (2011- 2016). Deliver a new secondary school by the end of Phase 2 (2011- 2016). Deliver expansions to Barley Lane and Chadwell Primary Schools by the end of Phase 2 (2011- 2016).

Policy CC12: Provision of Community Facilities

4. Increase Employment and Training Opportunities 7. Provide Community Facilities

Delivery of a new Healthcare Facility (Polyclinic) within the Plan Area. (Source: LBR Planning and Regeneration and Redbridge Primary Care Trust)

If the Healthcare Facility (Polyclinic) is not delivered within the first five years of this Area Action Plan (2011- 2016) the Council will work with Redbridge PCT to provide the Healthcare Facility (Polyclinic) on one of the identified Opportunity Sites fronting the High Road.

None.

128

Crossrail Corridor AAP

Policy Related Key Objective(s) related

to Policy Monitoring Indicator(s) Target(s) Related Indicators already included

in the LDF Annual Monitoring Report

Table 8.1 Specific Monitoring Tasks for this Area Action Plan

Number of new GP Practices along the High Road. (Source: LBR Planning and Regeneration and Redbridge Primary Care Trust)

Delivery of a minimum of 11 GP Practices on the identified Opportunity Sites within Phases 2 and 3 (2011- 2021).

Implementation of improvements to links to open spaces. (Source: LBR Planning and Regeneration and Leisure)

End of Phases 2- 3 (2011- 2021) the following links to open spaces to be improved: A. High Road- Westwood Park- Seven Kings Park- Happy Valley- Fairlop Park. B. High Road- Barley Lane- Seven Kings Park. C. Highbury Gardens- South Park. D. Chadwell Heath Lane- Roxy Avenue- Christie Gardens.

Amount of Open Space within the Crossrail Corridor. (Source: LBR Planning and Regeneration)

No net loss of Open Space in the Crossrail Corridor.

Policy CC13: Improving Quality of and Access to Open Spaces

8. Improve Access to Parks and Open Spaces.

Access to Barley Lane Recreation Ground. (Source: LBR Planning and Regeneration and Leisure)

Delivery of improvements to the entrance of Barley Lane Recreation as set out in the Goodmayes Character Area by the end of Phase 3 (2021).

Quantity of open space accessible to the public (a) general public access, b) limited access, c) restricted access, d) no access).

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130

Crossrail Corridor AAP

Policy Related Key Objective(s) related

to Policy Monitoring Indicator(s) Target(s) Related Indicators already included

in the LDF Annual Monitoring Report

Mayor’s Great Spaces Initiative – The Council will continue to work with London Development Agency/Design for London and Transport for London in order to secure public realm improvements. (Source: LBR Planning and Regeneration Service)

Complete works by 2012/13.

Number of heritage assets on the English Heritage “At Risk” register within the Plan boundary. (Source: LBR Planning and Regeneration Service and English Heritage)

No heritage assets at risk.

Policy CC14: Improving Public Realm and Streetscape

9. Improve Quality of the Public Realm and Protect and Enhance the Historic Townscape Environment.

Number of Locally Listed Buildings within the AAP boundary. (Source: LBR Planning and Regeneration Service)

Maintain the seven buildings and structures currently Locally Listed and add a minimum of two further buildings to the Local List by 2016 as set out by the Crossrail Corridor Townscape Survey (2010) which forms part of the evidence base for this document.

Number of heritage assets on the English Heritage “At Risk” register.

Table 8.1 Specific Monitoring Tasks for this Area Action Plan

Appendix A: Area Action Plan Evidence Base Table 1: National Planning Policy Statements and Planning Policy Guidance

Planning Policy Statements Planning Policy Guidance

PPS 1: Delivering Sustainable Development (February 2005)

PPG 2: Green Belts (March 2001)

PPS 3: Housing (June 2010)

PPS 4: Planning for Sustainable Economic Growth (December 2009)

PPS 5: Planning for the Historic Environment (March 2010)

Historic Environment Planning Practice Guide (March 2010)

PPS 7: Sustainable Development in Rural Areas (August 2004)

PPG 8: Telecommunications (August 2001)

PPS 9: Biodiversity and Geological Conservation (August 2005)

PPS 10: Planning for Sustainable Waste Management (July 2005)

PPS 12: Local Spatial Planning (June 2008)

PPG 13: Transport (January 2011)

PPG14: Development on Unstable Land (April 1990)

PPG 17: Planning for Open Space, Sport and Recreation (July 2002)

PPG 18: Enforcing Planning Control (December 1991)

PPG 19: Outdoor Advertisement Control (March 1992)

PPG 20: Coastal Planning (September 1992)

PPS 22: Renewable Energy (August 2004)

PPS 23: Planning and Pollution Control (November 2004)

PPG 24: Planning and Noise (September 1994)

PPS 25 Development and Flood Risk (March 2010)

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Table 2: Evidence Base Material by Policy Reference

Author Document Title

Date

Redbridge Local Development Framework LBR Core Strategy Development Plan Document (DPD) March 2008 LBR Borough Wide Primary Policies DPD May 2008 LBR Development Sites with Housing Capacity DPD May 2008 LBR Development Opportunity Sites DPD May 2008 LBR Ilford Town Centre Area Action Plan DPD May 2008 LBR Gants Hill District Centre Area Action Plan DPD May 2009 LBR LDF Sustainability Appraisal Scoping Report April 2005 LBR Planning Brief for Seven Kings Car and Lorry Park April 2006 LBR Planning Brief for Chadwell Heath Station Car Park May 2007 LBR Planning Brief for Grove Farm, rear of 951-1009 High Road,

Chadwell Heath Planning Brief March 2007

LBR LDF Annual Monitoring Reports 2005-2010 2005-2009 LBR Proposals Map March 2008 LBR Statement of Community Involvement May 2006 LBR ‘Making Tracks’ - Crossrail Corridor Area Action Plan Issues and

Options Consultation Leaflet May 2009

LBR Crossrail Corridor Area Action Plan Consultation Statement Sept 2010 LBR Affordable Housing Supplementary Planning Document March 2009 LBR Amenity Space and Residential Development Supplementary

Planning Guidance 2005

LBR Percent for Art, Archaeology and Conversation Supplementary Planning Guidance

2006

LBR Planning Obligations Supplementary Planning Document 2008 LBR Sustainable Design and Construction Supplementary Planning

Document 2004

LBR Trees and Landscaping Supplementary Planning Document 2006 Earlier Community Regeneration Projects

LBR / Seven Kings Action

Group

Draft Seven Kings Community Action Plan (no status)

2000

LBR and Community

Draft Seven Kings Action Plan (no status) 2004

Opportunities for High Quality Development Policy CC1: Opportunity Sites

LBR Redbridge Urban Capacity Study /Strategic Housing Land Availability Study (GVA Grimley)

2008

GLA London –wide 2009 Strategic Housing Land Availability Assessment (SHLAA) and Housing Capacity Study

October 2009

DCLG Planning Policy Statement 12: Local Spatial Planning, para. 5.6 2008 Employment and Skills Refer to Policy CC1: Opportunity Sites

Crossrail Crossrail Employment and Skills Strategy July 2010 DCLG Planning Policy Statement 4: Planning for Sustainable Growth December

2009 GLA The Mayor’s draft Economic Development Strategy May 2009 GLA The Mayor’s Employment and Skills Strategy for London 2008-

2013 2008

LBR Assessing Redbridge’s Performance – results of the 2008/09 Place Survey

2009

132

LBR Crossrail Corridor - Area Profile 2010 LBR Draft Local Economic Assessment 2010 LBR Employment and Skills Strategy and Action Plan April 2008 –

March 20011 2008

RSP Sustainable Community Strategy for Redbridge 2008 -2018 2008 RSP Redbridge Draft Local Area Agreement Submission May 2008 LBR Business Area Profile 2006 LBR Redbridge Regeneration and Investment Framework 2006-2016 March 2006 LBR Vacant and Underused Land in Business Areas (Chadwell Heath

Business Areas) 2006 Survey

LDA Working Paper to Support the Outer London Commission. Economic Profile of key Locations in Outer London.

May 2009

LDA The LDA and Town Centres – Strategic Advice and literature Review (SQW consulting)

October 2009

LDA North London Development and Investment Framework 2007 LBR Crossrail Corridor Area Profile July 2010 LBR Ward Profiles for Loxford, Clementswood, Newbury, Seven

Kings, Goodmayes, Chadwell (2001 Census Statistics and other Data sources)

2007

LBR Community Infrastructure Plan – Further Education and Adult Learning Chapter

December 2009

LBR Planning Obligations Supplementary Planning Guidance (SPD). Or any other subsequently adopted strategy.

2008

LBR Ward Profiles for Loxford, Clementswood, Newbury, Seven Kings, Goodmayes, Chadwell (2001 Census Statistics and other Data sources)

2008

OLC The Mayor’s Outer London Commission – Final Report July 2010 OLC The Mayor’s Outer London Commission – First paper, Outer

London: Realising its Potential 2009

OLC The Mayor’s Outer London Commission – Pre-Publication Report May 2010 Policy CC2: Character Area Design Principles

DCLG Planning Policy Statement 1: Delivery Sustainable Development January 2005DETR By Design: Urban Design in the Planning System. Towards Better

Practice May 2000

DfT Manual for Streets 2007 EH Understanding Place: Historic Area Assessments in a Planning

and Development Context 2010

ODPM Planning and Access for Disabled People: A Good Practice Guide 2003 DCLG

(ODPM) Safer Places: Planning System and Crime Prevention 2004

MPA Secured By Design Standards TfL Streetscape Guidance 2009 LBR Crossrail Corridor Area Action Plan – Initial Design Issues and

Appraisal July 2008

LBR (DfL funded)

‘Improving the High Road’ - Crossrail Corridor Area Action Plan Urban Design and Public Realm Study (Meadowcroft Griffin Architects)

June 2009

LBR (DfL funded)

Crossrail Corridor Area Action Plan Delivery Strategy (Gort Scott Architects)

July 2010

LBR Streetscape Guidance September 2007

LBR Public Art Strategy 2007 LBR Sustainable Design and Construction SPG 2004 LBR Urban Design Framework SPG 2004

133

LBR Percent for Art, Archaeology and Conservation SPG 2006 LBR Crossrail Corridor Townscape Survey 2010

Policy CC3: Building Height LBR LDF Proposals Map – Areas suitable for Tall Buildings and Policy

BD2 of the adopted Borough Wide Primary Policies DPD. May 2008

LBR Policy BD2 (Tall Buildings) of the Borough Wide Primary Policies DPD.

May 2008

LBR Policy BF3 (Building Height) in the Ilford Town Centre Area Action Plan DPD

May 2008

LBR (DfL funded)

‘Improving the High Road’ - Crossrail Corridor Area Action Plan Urban Design and Public Realm Study (Meadowcroft Griffin Architects)

June 2009

LBR Planning Brief for Seven Kings Car and Lorry Park April 2006 CABE/

English Heritage

Guidance on Tall Buildings 2003 and 2007

The Arrival of Crossrail in 2019 Policy CC4: Safeguarding Crossrail

Crossrail The Economic Benefits of Crossrail Report (Colin Buchanan) October 2007

Crossrail Crossrail Business Case: Summary Report July 2010 Crossrail Crossrail Skills and Employment Strategy July 2010 Crossrail Information Round 2008 – Seven Kings Station Factsheet 2008 Crossrail Information Round 2008 – Goodmayes Station Factsheet 2008 Crossrail Information Round 2008 – Chadwell Heath Station Factsheet 2008 Crossrail Information Round 2008 – Chadwell Heath to Goodmayes

Freight Loop Factsheet 2008

Crossrail Crossrail - Development and Funding Contributions (Jones Lang LaSalle)

December 2008

Crossrail Distribution of Crossrail Benefits – Presentation Slides February 2009

Crossrail Crossrail Context Report – London Borough of Redbridge October 2009

Crossrail Memorandum of Understanding (MOU) – Urban Realm and Transport Interchange

September 2010

GLA London Plan Crossrail Alterations (Use of planning obligations in the funding of Crossrail)

April 2010

GLA/TfL Use of planning obligations in the funding of Crossrail SPG July 2010 GLA/DfT Crossrail Business Case Summary Report July 2010

LBR Crossrail – 1km areas around Crossrail stations map August 2010 Achieving Energy Efficiency and Sustainable Development Policy CC5: Energy Efficiency and Sustainable Development

DCLG Planning Policy Statement 1 supplement “Planning and Climate Change”

2007

DCLG Take up and application of the policies in the planning policy statement on planning and climate change – Final Report

2010

DCLG Planning Policy Statement 22 “Renewable Energy and A Companion Guide to PPS22”

2004

LBR Redbridge Sustainable Community Strategy (SCS) 2008 GLA Draft London Climate Change Adaptation Strategy August 2008 GLA Mayor’s Draft Energy Strategy 2004 GLA Mayor’s Draft Climate Change and Energy Strategy February

2010 GLA Powering Ahead – Delivering Low Carbon Energy for London October

134

2009 LBR Emerging Low Carbon, Renewable Energy Study and Heat

Mapping Study August 2010

DCLG Definition of Zero Carbon Growth 2008 DEEC The UK Low Carbon Transition Plan

National Strategy for Climate and Energy Date

Unavailable ALBPO Presentation on Reposing to PPS1: Supplementary

Requirements on Renewable Energy August 2009

LBB&D Barking Town Centre Energy Action Implementation Plan November 2006

LBB&D Establishing a Community Heating Network in Barking Town Centre: Technical Study and Business Case

September 2007

LBR Redbridge Environmental Action Plan (REACt) 2008 LBR Redbridge Biodiversity Action Plan Date

unavailable GLA Mayor’s draft Air Quality Strategy October

2009 LB

Barnet Mill Hill East Area Action Plan – surface water /sustainability policies

2009

EA Areas Susceptible to Surface Water Flooding July 2009 EA Climate Change, Adapting for Tomorrow June 2009 EA Redbridge Borough Environmental Fact Sheet Date

unavailable EA State of the Environment in London Feb 2010 EA Hidden Infrastructure: the pressures on environmental

infrastructure 2007

LBR Sustainable Design and Construction Checklist April 2008 Flood Risk (refer to Policy CC5)

DCLG Circular 04/06 (CLG) The Town and Country Planning (Flooding) (England) Direction 2007

2006

DCLG Planning Policy Statement 25 (Development and Flood Risk) and Best Practice Guide

2006

Environment Agency (EA)

Areas Susceptible to Surface Water Flooding July 2009

LBR Strategic Flood Risk Assessment (SFRA) (produced by AECOM) 2009 LBR Crossrail Corridor Area Action Plan Sequential and Exceptions

Test July 2010

The Need for Housing Policy CC6: Delivering New homes

LBR Redbridge Housing Conversion Study 2006 LBR Redbridge Urban Capacity Study /Strategic Housing Land

Availability Study (GVA) 2008

LBR Redbridge’s Homelessness Strategy 2008-2013 2008 GLA London –wide 2009 Strategic Housing Land Availability

Assessment (SHLAA) and Housing Capacity Study October

2009 GLA Empty Homes in London 2004 LBR Borough Investment Plan (BIP) December

2009 CLG Planning Policy Statement 3: Housing June 2010 LBR Strategic Housing Land Availability (SHLAA) Sites

Implementation Strategy Sept 2010

Policy CC7: Dwelling Type and Tenure Mix LBR Redbridge Housing Needs and Requirements Study January 2006LBR Affordable Housing Strategy 2008-2011 2008

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LBR Private Sector Housing Strategy 2006-2010 2006 GLA London Plan Density Matrix (Extract - page 69) February

2008 LBR Extract - Policy BD3 (Density in New Residential Development) of

the adopted Borough Wide Primary Policies DPD (page 51) May 2008

LBR Extract – Policy H2 (Housing Choice) of the adopted Borough Wide Primary Policies DPD (page 28)

May 2008

LBR Affordable Housing Supplementary Planning Document (SPD) March 2009 GLA Greater London Strategic Housing Market Assessment (SHMA)

2009 - Report of study findings April 2009

GLA Interim Housing Supplementary Planning Guidance (SPG) April 2010 ELHP East London Strategic Housing Market Assessment (SHMA) 2010 LBR Draft Redbridge Strategic Housing Market Assessment (SHMA) 2010 LBR Goodmayes and South Park Management Plans 2010-2015 2010 LBR Redbridge Open Space Audit 2009 LBR Redbridge Play Strategy 2007 LBR Redbridge Biodiversity Action Plan 2008

Easing movement and Improving Accessibility Policy CC8: Improving Access to Public Transport

DCLG Planning Policy Guidance 13: Transport March 2001 DfT Future of Transport 2004 DfT Manual for Streets 2007 LBR Redbridge Local Implementation Strategy (LIP) 2006-2010 LBR Injury Records for Redbridge (1 Jan – Dec 2007) 2007 GLA The Mayor’s Transport Strategy for London May 2010 GLA The Mayor’s draft Air Quality Strategy March 2010

Crossrail Crossrail - Development and Funding Contributions (Jones Lang LaSalle)

December 2008

Crossrail Crossrail Context Report – London Borough of Redbridge October 2009

Crossrail The Crossrail Planning Regime – Presentation Slides to Redbridge

August 2009

LBR Area 5 Committee Report – High Road / Cameron Road Junction and Station Access Proposals (Report and Minutes)

16 October 2006

LBR Area 5 Committee Report – The Introduction of Traffic Signals at the Junction of Cameron Road with the High Road, Seven Kings

26 July 2010

LBR Area 5 Committee Report - Seven Kings Area – 20MPH Speed Limit Zone with Associated Road Safety Measures (Report and Minutes)

21 September

2009 LBR Area 5 Committee Report – High Road / Barley Lane /

Goodmayes Road junction improvements (Report and Minutes) 9 November

2009 LBR Redbridge Air Quality Action Plan 2007 LBR Extract – Policy T2 (Public Transport) of the adopted Borough

Wide Primary Policies DPD (page 28) May 2008

Policy CC9: Waking and Cycling LBR Policy T3 (Walking and Cycling) of the Borough Wide Primary

Policies DPD May 2008

LBR Redbridge Cycling Strategy 2010 DfT Walking and Cycling: An Action Plan 2004

DfT /DfES Travelling to School Initiative –An Action Plan and Best Practice 2003 LBR LCN + Link 160 CRISP Stage 4 Report (Colin Buchanan) January 2007LBR Redbridge Sustainable Modes of Travel Strategy August 2009 GLA Delivering the Benefits of Cycling in Outer London February

2010

136

Policy CCT10: Parking LBR Area 5 Committee Report – Redbridge Car Club Scheme.

Proposed Car Club bays in Seven Kings 12 January

2010 LBR Policy T5 (Parking Standards) of the Borough Wide Primary

Policies DPD May 2008

DCLG Planning Policy Statement 4: Planning for Sustainable Growth (Policy on the Application of Car Parking Standards for non-residential development)

December 2009

N/A Travel Plans for New Development within the Area (Private Sector, supporting Planning Applications)

N/A

Improving the Retail Offer in Centres Policies CCR11: Improving the Retail Offer

DCLG Planning Policy Statement 4: Planning for Sustainable Growth December 2009

CLG Looking After Our Town Centres April 2009 CLG Planning for Town Centres: Guidance on Design and

Implementation Tools 2005

LBR Seven Kings Local Centre Health Check

November 2008

LBR Goodmayes Local Centre Health Check

November 2008

LBR Chadwell Health District Centre Health Check

December 2008

LBR Land Use Surveys for Seven Kings, Goodmayes and Chadwell Heath (updated on an annual basis).

August 2009

LBR Redbridge Retail and Leisure Study (Roger Tym and Partners)

2006

LBR Key Retail Parades Survey 2008 GLA 2009 London Town Centre Health Check Analysis Report December

2009 GLA Making Better Use of Supermarket Sites Draft Best Practice

Guide January 2004

DfL London’s High Streets – a Literature and Policy Review (UCL/Gort Scott)

January 2010

LB Waltham Forest

Hot Food Takeaway Shops Supplementary Planning Document (SPD)

March 2009

LB of Barking and

Dagenham

Addressing the Health impacts of hot food takeaways Supplementary Planning Document

July 2010

LBR Planning and Regeneration Scrutiny Committee Report – Hot Food Takeaways Policy Comparison

04 March 2009

LBR Area 5 Committee Report – Late Night Refreshment & Other Licensing Issues

21 September

2009 LBR Area 5 Committee Report – Cumulative Impact Zones: Study and

Outcome 21

September 2009

LBR Establishing an Evidence base for a Cumulative Impact Zone. Ilford and Seven Kings (RENAISI)

August 2009

Improving Access to Community Facilities Policy CC12: Provision of Community

LBR Redbridge Community Infrastructure Plan December 2009

LBR Redbridge Urban Capacity Study (GVA Grimley) 2008

137

LBR Deficiency Maps 2008 Redbridge NHS PCT

PCT Firm Foundations Primary Care and Estates Strategy June 2009

Redbridge NHS PCT

Polysystem Map 2012-15 2009

Redbridge PCT

Public Health Report 2007 – 2008 2007

Redbridge NHS PCT

Redbridge Joint Strategic Needs Assessment September 2008

NHS Redbridge

Map on “Social Segmentation” – Redbridge Polysystem Composition by Household Type

2009

NHS Redbridge

Map on “Social Segmentation” – Redbridge Lifestyle Type by Postcode

2009

NHS Redbridge

Map of GP Deficiency by Polysystem 2009

LBR Cabinet Report – Provision of a Temporary Library in Seven Kings

1 September 2009

LBR Cabinet Report –Potential Primary School Sites in the South of the Borough

1 September 2009

LBR School Places Scrutiny Working Group: Report on the provision and arrangements for school places

November 2009

LBR Statutory Consultation on Primary School Expansion September 2011

LBR Cabinet Report – New Leisure Facility 24 March 2009

MPS Redbridge Metropolitan Police Service - Infrastructure Requirements Report

July 2009

MPS Redbridge Metropolitan Police Service – Asset Management Plan

Nov 2009

Improving Access to and Quality of Open Spaces, Public Realm and Streetscape

Policy CC13: Improving Access to and Quality of Open Spaces

GLA The Mayor’s Street Trees Programme http://www.london.gov.uk/streettrees/

Date unavailable

LBR Redbridge Open Space Assessment 2009/2010 SUSTRANS North East Greenways

Area Study 2008/2009 and Feasibility Report March 2009

GLA East London Green Grid Framework SPG February 2008

LBR Redbridge Cycling Strategy 2010 LBR Redbridge Play Strategy 2007-2012 2007

Policy CC14: Improving Public Realm and Streetscape DCLG Planning Policy Guidance 17: Planning for Open Space, Sport

and Recreation 2002

LBR Goodmayes Park Management Plan 2010-2015 2010 LBR South Park Management Plan 2010 -2015 2010 LBR Redbridge Open Space Audit 2009 LBR Play Strategy 2007 LBR Biodiversity Action Plan 2008 LBR Area 5 Committee Report – Tree Planting 9 November

2009

138

139

LBR (DfL funded)

Improving the High Road - Crossrail Corridor Area Action Plan Urban Design and Public Realm Study (Meadowcroft Griffin Architects (MGA)

June 2009

LBR Redbridge Allotment Profile 2006

Appendix B: The Local Development Framework and Local Strategies

140

141 141

Appendix C: Glossary of Terms

Active Frontage A building or other feature whose use is directly accessible from the street or space which it faces. A blank wall creates the opposite effect.1

Active Street Frontage

Applies specifically to retail development in the Corridor, and should include a range of premises along the street, which are accessible, useable and open during the day.

Affordable Housing Housing which is available to people whose income is

insufficient to enable them to afford adequate housing locally on the open market. Such housing will be classified as either Social Housing or Intermediate Housing, which meet the affordability and access criteria as set out in the London Plan. This includes such schemes as Housing Association homes for rent, shared ownership and key worker housing.

Borough-Wide Primary Policies Development Plan Document

Document that contains the main policies to be considered in the determination of planning applications across the Borough. Adopted in May 2008.

Combined Heat and Power Source (CHP)

An installation where there is simultaneous generation of usable heat and power (usually electricity) in a single process. The plant may use biomass (organic matter available on a renewable basis) as fuel.

Community Infrastructure Levy (CIL)

The Community Infrastructure Levy (CIL) is a new system of developer contributions and is intended to supplement other public sector funding streams to ensure that new community infrastructure (such as schools and health care facilities) can be provided to keep pace with population growth.

Community Infrastructure Plan (CIP)

Sets out the requirements and costs of meeting social and community infrastructure needs of the Borough over the next ten years and beyond.

Consultation Statement

A summary of comments received in response to public consultation and setting out how the Council proposes to respond to those comments.

Convenience Goods Goods for every day needs such as food. Core Strategy Development Plan Document that sets out the long-term

spatial vision, objectives and strategic policies for the local planning authority area. Adopted in March 2008.

1 The Dictionary of Urbanism, Cowan, 2005

142

Density A measure of the amount of residential accommodation on any given site. It can be measured by calculating the number of habitable rooms per hectare, or by calculating the number of dwellings per hectare. In either case, the net site area is the appropriate unit of measurement.

Development Plan Documents

Statutory plans which are scrutinised by a Planning Inspector at an examination. They form part of the Local Development Framework.

East London Sub-Region

One of the sub-regional designations in the London Plan (July 2011). The East London Sub-Region consists of Barking & Dagenham, Bexley, Greenwich, Hackney, Havering, Lewisham, Newham, Redbridge, Tower Hamlets, and Waltham Forest.

Greater London Authority

The Greater London Authority (GLA) is the body responsible for strategic citywide government for London, and consists of the Mayor of London and the London Assembly.

Green Link A series of measures using soft landscaping (trees and other

planting treatments) to link open spaces together. ‘Hub’ and ‘Spoke’ model

Health care provision is shifting away from providing a large number of individual GP services towards a polysystem based on polyclinic “hubs” each supported by a set of GP practices “spokes”. Each polysystem will provide services for 40,000 – 70,000 patients. The hub (or polyclinic) will provide services for around 15,000 – 20,000 patients, with each spoke (based on consolidated GP practices) serving 10,000-15,000 patients. The polysystem is also composed of dentists, pharmacists, optometrists.

Indicator

A variable selected to measure progress towards achieving an objective over time.

Live Edge See “Active Frontage” Land Use Classes2 Class A1 Shops (including retail warehouses,

hairdressers, undertakers, travel and ticket agencies, post offices, dry cleaners)

Class A2 Financial and Professional Services Class A3 Restaurants and cafés Class A4 Drinking establishments (i.e. public houses,

bars etc) Class A5 Hot Food Takeaways Class B1 Business (offices) Class B2 General Industry

2 For complete details of the use classes, consult the Town and Country Planning Use Classes (Amendment) Order 2005.

143

Class B8 Storage and Distribution Class C1 Hotels Class C2 Residential Institutions Class C3 Dwelling Houses Class C4 Houses in multiple occupation Class D1 Non-Residential Institutions Class D2 Assembly and Leisure Sui Generis Any use which does not fit into the above

classes Local Development Framework (LDF)

A portfolio of Local Development Documents that forms the Development Plan for a Local Authority.

Local Development Scheme (LDS)

Document that sets out the Local Planning Authority’s intentions for the Local Development Framework. It is a 3-year project plan that sets out all the Local Development Documents that will be produced and includes a timetable for their preparation.

Local Implementation Plan

Outlines how the Council will implement the aims and objectives of the London regional strategy for transport.

Locally Listed Building

List of buildings of special architectural or historic merit in the London Borough of Redbridge, but which are not included in the Statutory List.

London Plan Spatial Development Strategy prepared by the Greater London

Authority for the strategic planning of the Greater London Area. Metropolitan Centre A major shopping and commercial centre with a catchment far

larger than a single Borough, with good public transport links to a wide variety of destinations. The centre will also be a major employment location and will normally include entertainment and service facilities.

Mixed Use Developments

A scheme that combines different complementary land uses, such as residential units above a commercial establishment.

Open Space Deficiency

Areas which are beyond 400 metres of a public open space above local park size (two hectares or above).

Planning and Compulsory Purchase Act 2004

Legislation which introduced fundamental changes to the planning system and which sets out the mechanism for preparing Local Development Frameworks and the role of Area Action Plans.

144

Planning Policy Guidance

National planning policies that local planning authorities need to take into account when drawing up development plans and other documents and making decisions on planning applications. Currently being replaced by Planning Policy Statements.

Planning Policy Statements

A new system of national planning policies that local planning authorities need to take into account when drawing up development plans and other documents and making decisions on planning applications.

Proposals Map Illustrates on a map base the geographical extent of all policies

and proposals identified in the various Local Development Documents.

Public Realm The parts of a town or city (either publically or privately owned)

that are available, without charge, for everyone to see, use and enjoy, including streets, squares and parks.3

Secretary of State Cabinet Member responsible for the Communities and Local

Government Department. Section 106 Agreements

These agreements confer planning obligations on persons with an interest in land in order to achieve the implementation of relevant policies by Section 106 of the Town and Country Planning Act 1990.

Spatial Vision A statement of long term shared goals for the spatial structure

of an area. Statement of Community Involvement

A Local Development Document that sets out how and when stakeholders will be involved in development plan preparation and consulted on planning applications. It is a statutory document subject to an inspector’s examination.

Strategic Flood Risk Assessment (SFRA)

An assessment of the strategic (borough-wide) and site specific (opportunity sites) risk of flooding, with proposals to mitigate the potential risk of flooding on development, including Sustainable Urban Drainage Systems (SUDS).

Strategic Housing Land Availability Assessment (SHLAA)

A study that identifies land available, in principle for residential development to help inform planning and housing policy for the Borough, in accordance with Planning Policy Statement 3: Housing.

Strategic Housing Market Assessment (SHMA)

A study into the housing market, including household migration, housing needs and demand which informs planning and housing policy for the Borough, in accordance with Planning Policy Statement 3: Housing.

Streetscape The appearance of the street and all of its associated elements. Sui Generis See “Land Use Classes”

3 The Dictionary of Urbanism, Cowan, 2005

145

146

Supplementary Planning Documents

Supplementary Planning Documents provide further explanation or elaboration of policies contained in Development Plan Documents. Supplementary Planning Documents may take the form of design guides, area development briefs, master plan or issue-based documents.

Sustainable Development

Development that meets the needs of the present without compromising the ability of future generations to meet their own needs.

Sustainable Urban Drainage System (SUDS)

Development normally reduces the amount of water which can infiltrate into the ground and increases surface water run off due to the amount of hard surfacing used. Sustainable drainage systems control surface water run off by mimicking natural drainage process through the use of surface water storage areas, flow limiting devices and the use of infiltration areas or soakaways etc.