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Strategic Policies

Borough wide primary policies

E1 – Green Belt and Metropolitan Open Land

Within the Green Belt and Metropolitan Open Land shown on the Proposals Map, and the Major Developed Sites set out in Schedule 1, the Council will apply national policy set out in Planning Policy Guidance 2 Green Belts and any successor.

E2 – Nature Conservation

The Council will protect and where appropriate enhance the Borough’s natural heritage, including the Blue Ribbon Network and landscape features.

Planning permission will be refused for development having an adverse impact on;

Sites of nature conservation importance
Heritage land
Green corridors (as identified on the Proposals Map)
The Roding Valley
Protected trees and on important species.

The Council will not normally grant planning permission where development on land within or outside a Site of Special Scientific Interest will have an adverse effect on the site (either individually or in combination with other development).

In considering adverse impact to Heritage Land, the Council will take into account the following:

Epping Forest: protect the special character and quality of the open space
Hainault Forest: protect vistas and skylines to and from the land from inappropriate development.
Wanstead Park: protect the special character and quality of the open space
Wanstead Flats: protect the special character and quality of the open space
Claybury Ridge: protect the skyline and ridge from inappropriate development and protect the special character and quality of the ancient woodland and associated open space
Roding Valley Green Chain: preserve and enhance the open character and appearance of the Roding Valley. Particular emphasis will be placed on the promotion of outdoor leisure and recreation activities in the Valley and the creation, enhancement and protection of natural habitats.

The Supplementary Planning Documents on Nature Conservation, and Trees and Landscaping set out further guidance relevant to nature conservation.

E3 – Conservation of the Built Heritage

The Council will only grant planning permission for development proposals that conserve the historic environment of the Borough (as identified on the Proposals Map), specifically:

Within Conservation Areas, development proposals must preserve or enhance the character or appearance of the area
For Statutory Listed Buildings, development proposals must preserve the building or its setting or any features of special architectural or historic, interest it possesses
Within Residential Precincts, development proposals must respect the intrinsic character of these areas
For Locally Listed Buildings, development proposals must preserve the building or its setting or any features of value it possesses
Within Historic Parks and Gardens, development proposals must respect the special historic character and quality of these areas, their settings or historic views or vistas.

Development likely to prejudice these aims will be refused. Any proposals for development will be required to comply with all other relevant policies and reflect any relevant appraisals or management proposals adopted by the Council.

The Council will encourage the reuse of vacant or underused listed buildings or buildings by approving proposals that contribute positively to Conservation Areas either individually or as part of wider strategies for regeneration. Where changes of use are proposed, the Council will consider these in a flexible way but will favour proposals which improve public access where these are not prejudicial to existing character or appearance.

Development proposals involving the demolition of listed buildings or adversely affecting a Conservation Area will not be permitted other than in exceptional circumstances where repair, reuse or community ownership are not practicable options and where replacement buildings and uses of exceptional quality are proposed. Proposals for enabling development to provide for the repair of listed buildings will be considered against criteria contained in English Heritage Policy Statement: Enabling Development and the Conservation of Heritage Assets 2001 and all other material considerations.

E4 – Archaeological Remains

Applications for development involving significant groundwork within the Archaeological Priority Zones (as identified on the Proposals Map) will only be granted if accompanied by an archaeological evaluation that proposes effective mitigation measures that protect the zones from adverse development.

E5 – Flooding and Water Quality

Proposals for development in the flood plain will be refused where they increase flood risk or conflict with the sequential approach to flood risk as set out in any Strategic Flood Risk Assessment prepared for the Borough. Where development is proposed in an area at risk from flooding from any source.

The applicant will be required to provide a Flood Risk Assessment, including the following:

An assessment of the potential impact on the development of flooding from any source
An assessment of whether the development will increase flood risk elsewhere
Measures to deal with the effects and risks
Demonstrate that any flood risk can be successfully managed with minimum impact on the environment and that any flood mitigation works can be funded for the entire lifetime of the development

Proposals which pose an unacceptable risk to the quality of the water catchment, groundwater or surface water will also be refused. Development adjoining water courses should maintain a minimum eight metre wide (riparian) buffer free of development from the top of the bank of the water course.

E6 – Telecommunications

All telecommunications development should be sited and designed in such a way that it does not adversely affect the appearance of the surrounding area.

Applications will only be permitted where:

The siting is not intrusive in the street scene
The design is of a scale, height and appearance which does not disrupt the character of an area
The equipment has been designed to keep the size of the installation to the technical minimum and sited, so far as practicable, to minimise the impact on the environment
Screening of equipment housing and other visually intrusive development associated with the proposal is provided
All alternative sites which fulfil the functional requirements of the equipment have been assessed.
It can be demonstrated that developers have considered using existing facilities or sharing with the equipment of other operators
No existing facilities are available and applicants have considered the need to include additional structural capacity to take account of the growing demands for network development, including that of other operators
The applicant has certified that the development will operate within the International (ICNIRP) Guidelines for public exposure.

E7 – Minerals

The Council will safeguard known Mineral Reserves (as shown on the Proposals Map) by refusing development that prejudices the extraction of resources. Where excavation is proposed, high environmental standards for extraction will be expected.

Planning permission will be granted where applications have an acceptable impact having regard to:

The extent of the total extraction area, the active extraction area and phasing of development
The nature of and phasing of restoration including details of fill material and after-use proposals
The siting, design and impact of any plant or equipment
The transport of extracted minerals
Protection for and drainage of both ground and surface water
For agricultural land, a comprehensive agricultural appraisal together with details of management and supervision of restoration and aftercare
Hours and days of working
A comprehensive nature conservation appraisal and strategy
A comprehensive archaeological appraisal and strategy to provide mitigation of any adverse archaeological effects, appropriate to the importance of the archaeological remains
No adverse effect on public safety
The potential direct and indirect impact of all activities on any neighbouring land, buildings and use. In the case of neighbouring residential properties, the effect on amenity will be given particular consideration and where appropriate, an exclusion zone will be required between the site boundary and any activity therein.

E8 – Air Quality

To complement the Air Quality Area Action Plan, the Council will:

Require air quality assessments for major development proposals considered likely to have a significant and harmful impact on air quality
Refuse development proposals which could cause significant deterioration in air quality or expose members of the public to poor air quality, unless appropriate mitigating measures are put into place
Require developers to use the most up to date Best Practice Guidance for all stages of development, with particular reference to dust, vapours, plant and vehicle emissions.

T1 – Sustainable Transport

New development will be granted planning permission in locations close to public transport nodes. Elsewhere new development will only be granted planning permission where it incorporates measures that demonstrate a reduced reliance on private vehicles. Planning permission will not be granted for development, which would increase trip generation excessively so as to result in an adverse impact on traffic congestion within the local and strategic road network (including motorways) or public transport system.

For all major developments a Green Travel Plan will be required to accompany the planning application. The Green Travel Plan must set out a package of measures to reduce reliance on private vehicles, reduce the need to travel, and promote travel to and from the development by walking, cycling and public transport. It should include details of the proposed development; its likely users; the current modal share; actions to reduce the need to travel by car and promote more sustainable forms of transport; details of targets and monitoring processes.

For all major development a Transport Impact Assessment will be required. The Transport Impact Assessment must evaluate the impact of the development on the existing transport network and provide for mitigation measures to alleviate any adverse effect. Where new development impacts unacceptably on public transport provision or the highway network, mitigation measures should include a planning obligation. Further guidance is given in the Planning Obligation Strategy Supplementary Planning Document.

T2 – Public Transport

The Council will approve development proposals which improve levels of public transport availability, usage, quality, safety and attractiveness within the Borough. Improved public transport access to parks, open spaces and leisure facilities that will be of particular benefit to children and the elderly will be sought wherever possible.

Planning permission will be given for public transport interchange and improvement, including the proposals identified within the Development Opportunity Sites Development Plan Document. Developers must demonstrate in their Green Travel Plan how public transport usage will be promoted for all new major developments.

T3 – Walking and Cycling

Planning permission will be granted for proposals that improve access to local key destinations, including public transport nodes, through the provision of new walking and cycle routes. The Council will require the provision of safe and attractive new pedestrian footpaths and cycle routes, including those to/from and within new developments to be connected into the existing footpath and cycle network.

Cycle parking will also be required for all new developments, in accordance with the requirements set out in Policy T5 and Schedule 3.

Furthermore, proposals for traffic management and calming measures which improve safety for pedestrians and cyclists, such as Home Zones, will also be encouraged.

T4 – Enhancing the Transportation Network

The Council will safeguard land for proposed transport infrastructure, identified in the Development Opportunity Sites Development Plan Document by refusing planning permission for development that could prejudice its implementation. Proposals for development on land that is currently used for transport infrastructure, such as bus stands and railway sidings, will be refused unless the land is no longer required nor is likely to be required in the future for transport purposes.

Developers must contribute to enhancements and improvements to the transport network. Further guidance is in the Planning Obligation Strategy Supplementary Planning Document. In some cases these contributions will be pooled to address the cumulative impacts of a number of separate developments and may be identified in the Council’s Local Implementation Plan.

The Council will require enhancements and improvements to the transport network to incorporate good design and be sympathetic to the local environment, amenity and public safety. Where enhancements are for the public transport, walking or cycling networks, Policies T2 and T3 will also be considered. Where proposals include extensions to the existing road network, the benefits should very substantially outweigh the disbenefits.

T5 – Parking Standards

Car parking will be sought in accordance with the maximum standards set out in Schedule 3. Proposals should also make provision for motorcycle parking.

Where a lesser standard of parking provision than that shown in Schedule 3 is proposed, applications will be considered on the basis of adherence to green travel planning measures, levels of public transport accessibility, the availability of public parking, the character of the area and the nature of the development proposed.

All car parking spaces shall be a minimum of 4.8m by 2.4m in size. When proposals for parking areas are devised, due consideration should be given to Policy T6.

Where development proposals involve a reduction of off-street car parking, the developer will be required either to demonstrate that sufficient parking will remain in the area to serve local needs, or to provide an appropriate temporary facility and to ensure that the development ultimately provides for existing local need, together with the resulting increase in demand arising from the development. In any other circumstances planning permission for temporary car parks will not be granted.

For non-residential development that includes over twenty spaces, at least 5% (or 2 car parking spaces –whichever is the greater) of all car parking must be reserved for use exclusively by people with disabilities and in possession of a blue badge. All spaces that are reserved for blue badge holders should be located as conveniently as reasonably practical and meet the relevant standard. For all other development, appropriate levels of disabled parking should be provided in line with the needs of the likely users.

Cycle parking spaces should be provided in a convenient and safe location, preferably near to the main entrance of a development and be sheltered from inclement weather wherever possible. Proposals for major development must include for the provision of secure lockers and storage areas and such provision will be considered favourably for other development.

T6 – Service and Delivery Vehicles

The Council will only grant planning permission for new development where there is adequate, safe and functional provision for:

Service and delivery vehicles (including lorries and articulated vehicles) required as part of the normal functioning of the development
Emergency services vehicles such as fire engines and ambulances
Visitor “drop off” and “pick up” areas (e.g. for parents at crèches and schools)
Such provision may include access to and from the public highway, as well as on site parking and manoeuvring areas.

H1 – Housing Provision

The Council will provide a minimum target of 9,050 new dwellings in Redbridge in the period 2007 to 2017, through:

The Development Sites with Housing Capacity Development Plan Document and on the Proposals Map.
Encouraging efficient use of the existing stock by seeking a reduction in the number of vacant, unfit and unsatisfactory dwellings.
Sites identified in adopted Area Action Plans and Development Briefs.
Opportunities in the Ilford Opportunity Area as part of mixed use developments.
Opportunities in the District Centres and where in close proximity to public transport nodes as part of mixed use developments.
Opportunities in the retail parks as part of mixed use developments.
Major Developed Sites in the Green Belt (see Policy E1).
Conversions and small scale infill development (see Policy H2).
Opportunities in Business Areas (see Policy B1).

Loss of existing housing (including affordable housing) will be refused unless it is for essential community facilities in the areas surrounding the Metropolitan and District Centres (see Schedule 4).

H2 – Housing Choice

1. Across all developments, including affordable housing, the Council will grant planning permission for proposals that provide a range of appropriate housing types and sizes taking into account the location of the proposed development, the housing needs of different groups and people wishing to share accommodation. The type and size of housing provided should reflect the current needs as identified in the Housing Requirements Study or any document that supersedes it.

2. The conversion of single family occupied dwelling houses into smaller units will only be permitted where it is located in one of the following locations:

(a) In a Metropolitan or District Centre (identified in Schedule 4);
(b) Where the surrounding area comprises predominantly converted properties;
And where
(i) The gross floor area of the property exceeds 125 sq. metres where two units are proposed and exceeds 150 sq. metres where three or more units are proposed; and
(ii) The proposal satisfies all other relevant policies, including provision of satisfactory levels of amenity space; and
(iii) Proposals result in a reasonable balance in the size of subdivided units (i.e. proposals which seek to maximise the number of one bed or studio units will not be approved where an alternative mix including larger units could be practically provided).

3. Furthermore, all new housing shall be built to Lifetime Homes standard and ten per cent should be wheelchair accessible.

H3 – Travellers & Gypsy Sites

The Council will give careful consideration to the needs of travellers and gypsies and will retain the existing facilities at Forest Road, Fairlop.Further sites, for temporary or permanent use, will only be permitted when a site would meet an identified need, which cannot be met in any other way and would meet the following criteria:

1. The site provides for an appropriate layout, in terms of pitches, amenity buildings, hardstandings and open spaces;
2. The site has an appropriate means of enclosure and comprehensive landscaping;
3. The use of the site would have no adverse effect on the amenity of occupiers of adjoining land;
4. The use of the site would have no adverse effect on the visual amenity of the locality; and
5. The use can be supported by adequate social infrastructure in the locality.

R1 – Sustainable Centres

1. Within the shopping centres listed in Schedule 4, providing the proposal is appropriate to the scale, character and function of the centre, planning permission will be granted for proposals which contribute towards an appropriate mix of uses. In particular:
(a) In the Local Centres, Key Retail Parades and Retail Parks and in the primary shopping area of the Metropolitan and District Centres (as identified on the Proposals Map), the Council seeks to protect the predominantly retail function at ground floor level and additional retail use will be granted. Change of use away from A1 retail within these areas will be required to comply with Policy R3.
(b) In the secondary areas of the Metropolitan and District centres (as identified on the Proposals Map), a range of new development including, housing, retail, office and commercial, culture, leisure and community facilities will be granted provided it complies with criteria 2 –10 of Policy R3.
(c) Above ground floor commercial uses in the identified shopping centres, loss of existing housing will be refused and new housing granted.
2. Throughout the Borough, proposals for late night uses will only receive planning permission if:
(a) There is no individual or cumulative adverse effect on the amenity of nearby residential properties because of unreasonable levels of noise, parking or general disturbance; and
(b) Adequate and suitable off-street parking facilities, together with adequate provision for short stay and car borne disabled customers is available at all late night and evening activities where the proposal is not located adjacent to a public transport node or on a public transport route.

R2 – New Shopping Development

1. Planning permission will be granted for new retail development within the Metropolitan, District and Local Centres as identified at Schedule 4.
2. Planning permission for new retail development outside the Metropolitan, District and Local Centres will only be granted if it can be demonstrated that:
(a) There is a need and the sequential approach as advocated by Government guidance has been appropriately applied.
(b) There is not an adverse impact on the vitality and viability of any nearby centre.
3. Proposals which adversely affect nearby centres will be refused, or conditions imposed to control:
(a) The range of goods sold and services within any proposed unit.
(b) Hours of operation.
(c) Any sub division or merger of proposed unit(s).

R3 – Protection of Shopping Uses

Within the Primary Shopping Area of the Metropolitan Centre and District Centres, and within Local Centres and Key Retail Parades (listed in Schedule 4 and identified on the Proposals Map), planning permission will only be granted for change of use from Class A1 (shop) to another use where the following criteria are satisfied:
1. The retail role remains predominant. As a general guideline, the proportion of A1 units shall be no less than 70 per cent of the total number of units within those identified areas.
2. The proposed use can demonstrably add vitality and viability to the role of the centre.
3. The use achieves an active street frontage at ground floor.
4. The use achieves a high degree of street activity and generates a high degree of pedestrian movement.
5. The use promotes a service compatible with and appropriate to a retail area.
6. The use can demonstrably assist in the regeneration and revitalisation aims of the community.
7. The use neither over-dominates nor detracts from the primary retail role of the centre.
8. There is not an over-proliferation of specific Use Class categories outside Class A1. In all centres A3 – A5 uses serving mainly an evening trade should be limited to a maximum of 20 per cent of the total number of units.
9. The use does not result in an adverse impact on the amenities of nearby occupiers, including through litter or fumes.
10. The proposal will not have an adverse effect on safety and traffic flows.
Outside designated shopping centres (listed in Schedule 4), planning permission will only be granted for the loss of an A1 retail unit if there are other retail facilities easily accessible nearby.

B1 – Promoting Employment

The Council will safeguard Hainault Business Park and Southend Road Business Area (listed in Schedule 5 and identified on the Proposals Map as Strategic Industrial Locations) as the prime locations for Class B1 (business), Class B2 (general industry) and Class B8 (storage or distribution) development, or those of a similar nature. Proposals for uses falling outside these categories will only be permitted in Hainault Business Park and Southend Road Business Area where they do not compromise the employment status of the area and are complementary uses needed for the area to function effectively for employment purposes.
In the other identified Business Areas proposals for intensification of B Use Classes will be approved. Proposals for mixed use including residential will only be granted if the scheme includes premises that can accommodate micro and small to medium enterprises (SME) falling within Class B1 forming the primary element. Community facilities and/or other employment activities will be permitted if they contribute positively to the sustainability of the area either for business purposes or mixed use business and residential.
Outside the Business Areas listed in Schedule 5, development proposals resulting in the loss of established business premises and land will be refused unless it can be demonstrated that continued business activity will conflict with the character, appearance and amenity of the locality and its surrounding land uses.

B2 – Office Accommodation

The Council will safeguard employment opportunities in existing office accommodation by refusing proposals for alternative uses unless such proposals:
(a) Form part of a mixed-use re-development scheme that includes employment opportunities where the level of employment floorspace is maintained or exceeded; or
(b) Are located in areas where there is an over-supply of outdated accommodation and where rationalisation and modernisation is appropriate.

CR1 – Protection of Important Urban Open Space

The Council will safeguard Open Space identified on the Proposals Map and listed in Schedule 6 by refusing development proposals on such open space, other than where supportive of and ancillary to the purpose of that open space.

CR2 – Allotments

The release of allotment land will only be permitted where it can be demonstrated that there is no longer any local demand or where existing allotment users can be relocated to a new or existing allotment site within a reasonable distance of their homes. Where allotments are no longer required to meet demand, other uses compatible with the character and amenity of the area may be acceptable.

CR3 – Sport, Leisure and Cultural Facilities

Planning permission will be granted for proposals for new sports, leisure and cultural facilities and replacement or enhancement of existing facilities, especially in or near to town centres and in areas where there is an identified shortfall or where facilities are provided as part of joint-use community proposals.

Planning permissionfor the change of use involving the loss of existing indoor and outdoor sport, leisure and cultural facilities will only be granted where the applicant clearly demonstrates that there is no longer a need for that facility and that there are sufficient similar facilities in the nearby area.

CR4 – Provision of Open Space

Planning permission will be granted fornew development where it incorporates appropriate open space and landscaping. This may include other leisure and recreation facilities, including play space for children, appropriate to the scale and nature of the proposal. Where this cannot be achieved within the site, developers will be required to make a contribution towards off-site provision. Guidance is set out in the Planning Obligation Strategy Supplementary Planning Document regardingthe provision or enhancement of nearby facilities.

In partnership with other provider organisations, the Council will safeguard existing facilities for community use. Planning permission for a change of use involving the loss of community facilities will only be granted where the applicant clearly demonstrates that there is no longer a need for that facility and where there are sufficient similar facilities nearby.

Where a particular community use ceases, the Council will encourage an alternative community use.

C2 – Access to Community Facilities

The Council will promote access to community facilities by granting planning permission where:
(a) Community facilities are provided within mixed use developments in accessible locations and where there is an identified need
(b) Major development proposals include community facilities as an integral part of the development
(c) Community facilities are located on upper floors of Key Retail Parades, provided they are accessible to people with disabilities. Planning permission will only be granted for development which imposes additional demand on community facilities, where that demand can be met by current provision or where it can be offset by contributions towards the provision of new or enhanced facilities. Guidance is set out in the Planning Obligation Strategy Supplementary Planning Document (June 2006).

BD1 – All Development

Proposals for all forms of development must incorporate high quality sustainable construction techniques reflecting the Council’s Supplementary Planning Guidance on Urban Design (September 2004) and Sustainable Design and Construction (May 2005). To gain planning permission, a development proposal must
1. Be compatible with and contribute to the distinctive character and amenity of the area in which it is located.
2. Be of a building style, massing, scale, density and design appropriate to the locality.
3. Realise the potential of the land.
4. Contribute to local architecture and design quality.
5. Protect or enhance the effects on valuable habitats and species.
6. Ensure that landscaping is an integral element in layout design, taking account of existing physical features (e.g. trees, hedgerows, walls, etc). Where appropriate, trees and shrubs should augment the amenity and appearance of the site.
7. Not prejudice the amenity of neighbouring occupiers by unreasonably restricting sunlight, daylight or privacy to their properties.
8. Create safe and secure environments and reduce the scope for fear and crime by taking into account the Police Service’s “Secure by Design” Standards.
9. Be designed to meet the needs of all and include provision for disabled access to, and within public areas.
10. Include appropriate provision for the storage and collection of waste and recyclable material.
11. Demonstrate that there is no significant adverse impact on surrounding uses in terms air, water, noise pollution, and of fume and smell nuisance.
12. Where appropriate provide evidence that there is capacity in utility infrastructure, including water, foul drainage, sewerage and telecommunication.
13. Where appropriate, demonstrate that there is the provision to connect with broadband information technology infrastructure.

BD2 – Tall Buildings

Planning permission for tall buildings, usually considered as over 30 metres, will be granted in Ilford Town Centre to reinforce its role as a Metropolitan Centre and an Opportunity Area. The Ilford Town Centre Area Action Plan identifies key sites and provides detailed guidance on building heights.
Subject to criteria set out below, planning permission for other tall buildings will also be granted in areas shown on the Proposals Map. Their heights and siting will be determined in accordance with the design qualities of the building, their transport accessibility and the character of development in the centre and its surrounding area. Where appropriate, Area Action Plans will be progressed to identify key sites and provide detailed guidance on buildings heights.
In all cases tall buildings should:
1. Make a positive contribution to the skyline.
2. Not adversely affect views of importance.
3. Be of outstanding architectural quality.
4. Not impact adversely upon the setting and character of Conservation Areas, Listed Buildings (Statutory and Local), Residential Precincts, and historic parks and gardens.
5. Be sensitive to their impact on micro-climates in terms of wind, sun, reflection and overshadowing.
6. Take account of functional constraints including air navigation corridors, communication links (including television) and underground services and facilities.
7. Where appropriate, contain a mix of uses with public access, such as lower floor retail and leisure facilities with an active street frontage.

BD3 – Density in New Residential Development

In complying with Policy BD1, planning permission will be grantedfor new residential development where it achieves the following densities:
1) In Ilford Metropolitan Centre, a density in the range of 240- 435 units per hectare (650-1100 habitable rooms per hectare).
2) In the Gants Hill District Centre, a density in the range of 165-275 units per hectare (450-700 habitable rooms per hectare).
3) In the Barkingside, South Woodford and Wanstead District Centres, a density in the range of 80-120 units per hectare (250-350 habitable rooms per hectare).
4) In areas close to the Metropolitan and District Centres (listed in Schedule 4) and along main roads, residential and mixed-use densities should range from 30-65 units per hectare (150-200 habitable rooms per hectare) for detached and linked houses, to 50-80 units per hectare (200-250 habitable rooms per hectare) for terraced houses and flats and where it is mostly flats, from 80-120 units per hectare (250-350 habitable rooms per hectare).
5) In the established residential areas not covered above, a residential density in the range of 30-50 units per hectare (150-200 habitable rooms per hectare).
Lower densities may be permitted in areas of special character in order to protect their character and in places where protected trees have to be retained.

BD4 – Amenity Space in New Residential Development

1. In town centres, new or converted dwellings may be permitted without amenity space if they are non family units. Elsewhere, the Council will grant planning permission where new development provides amenity space in accordance with the following minimum standards:
(a) New converted or extended residential development – 20 sq. metres amenity space per habitable room.
(b) Sheltered housing – 12 sq. metres amenity space per habitable room.
(c) Residential institutions – 6 sq. metres amenity space per resident.
(d) Residential development of flats – When a habitable flat is provided with balcony in excess of 4 sq. metres, then the amenity space requirement for that room shall be reduced to 15 sq. metres.

2. In all cases, amenity space in new residential development should:
(a) Be compatible with the prevailing pattern in the surrounding area.
(b) Be of a usable and practical configuration.
(c) Be of an appropriate scale to ensure usability.
(d) Be ‘fit for purpose’ in terms of the particular building it serves.
(e) Incorporate high quality landscaping.
(f) Achieve freedom from overlooking, and privacy, between the rooms of one house and those of another.
(g) Where open space is provided for flatted development and sheltered housing, the needs of the likely occupants of the dwellings and the character of the surroundings should be taken into account.
(h) Result in an acceptable relationship between buildings.

The Council will calculate amenity space by excluding areas used for parking (such as driveways) and buffer strips less than 1.5 metres wide.
The Supplementary Planning Guidance on Amenity Space and Residential Development (October 2005) sets out further guidance on amenity space in new residential development.

BD5 – Extensions to Existing Dwellings

Planning permission will only be granted for extensions to existing residential properties where:
1) They complement the character of the building, particularly in terms of scale, style, form and materials.
2) They do not dominate the existing building in terms of size, scale or height.
3) They incorporate a roof profile and materials sympathetic to the existing dwelling.
4) Side extensions of detached or semi-detached dwellings donot create an unbroken or terraced appearance along the street frontage.
5) Sufficient amenity space is provided in accordance with Policy BD4.
6) Dormer windows do not dominate the existing roof profile (rear dormers donot occupy more than 40% and side dormers 25 % of the roof face), nor rise above or break the existing ridgeline or hip of the roof, areset in approximately one metre from each boundary and the eaves are finished in materials to match the existing roof. Front dormers will not generally be permitted.

BD6 – Advertisements

Consent will be granted for the display of advertisements which meet the following amenity and public safety considerations:

1. Amenity

(a) Advertisements must respect the design of the building on which they are erected and the character and amenity of the surrounding area.
(b) Subject to the criteria set out below, advertisements in Ilford Town Centre and District Centres are acceptable, where the premises concerned are not in a Conservation Area. In Conservation Areas, Residential Precincts, and other predominately residential areas covered by Policy E1 and open areas, advertisements are not acceptable, unless it can be demonstrated that the sign is necessary for the use of the premises.
(c) Where proposals are acceptable in principle, the following matters will be taken into consideration:
(i) Fascia signs and projecting signs shall respect the architectural and design features of the host building. Projecting signs should be fixed at fascia level.
(ii) Large poster hoardings will only be acceptable where they screen a vacant site, a temporary use or an unsightly building or feature. Their design, means of support and illumination (if provided) should not detract from the building, or site or character of an area.
(iii) Small poster panels will only be acceptable where:

1) Their position clearly relates to an existing building or its forecourt and does not detract from the appearance of a street;
2) Their size is proportionate to the site and surrounding area; and
3) Their design and appearance does not detract from the character and amenity of the surrounding area.

2. Public Safety
(a) Public safety is a paramount consideration and advertisements must not:
(i) Obscure or are likely to be confused with traffic signs or signals.
(ii) Impede the visibility or distract the attention of drivers or pedestrians at any access road, junction or point where special care is needed.

BD7 - Internal Space

For new dwellings, the Council will grant planning permission where a minimum level of internal space is provided as below:

No of habitable rooms 1 2 3 4 5
Minimum space (sqm) 35 43 53 70 85

Strategic Policy 1: Overall Growth

Growth will be harnessed to help achieve the Council’s vision, by focussing
new development upon the hierarchy of town centres as follows:

(a) The Metropolitan Centre of Ilford will be the primary area of growth within
Redbridge, accommodating a range of new development including
housing, retail, office and other commercial, cultural, health, leisure and
community facilities. New development will be expected to improve and
enhance the public realm.

(b) In the District Centres of Barkingside, Gants Hill, South Woodford and
Wanstead some new development will be permitted including housing,
retail, office and other commercial, culture, health, leisure and community
facilities. New development will be expected to improve and enhance the
public realm.

(c) The Local Centres of Woodford Broadway/Snakes Lane, Woodford Bridge,
Manford Way, Seven Kings, Goodmayes, Ilford Lane and Newbury Park will
provide a local level of retailing, community facilities and social meeting
places.

In addition, higher density mixed-use development will be permitted in
appropriate locations near to public transport nodes.

Development will not be permitted in areas subject to natural hazards such
as flooding and geotechnical instability, unless exceptional circumstances
exist and appropriate mitigation is proposed.

Strategic Policy 2: Green Environment

Nature conservation, protection and enhancement of open space and
mitigation of climate change will be achieved by:

(a) Maintaining the existing Green Belt and Metropolitan Open Land
boundaries shown on the Proposals Map where there will be a general
presumption against inappropriate development, and by protecting other
open spaces.
(b) Not normally granting planning permission where development on land
within or outside a Site of Special Scientific Interest will have an adverse
effect on the site either individually or in combination with other
developments.
(c) Not permitting development on sites of Metropolitan, Borough or Local
Importance as shown on the Proposals Map, unless it can be
demonstrated that such development will not adversely affect the nature
conservation values of the site.
(d) Implementing the objectives of any Biodiversity Action Plan prepared for
the Borough.
(e) Enhancing and protecting the natural character of the Borough’s
waterways and their riparian areas in conjunction with the Blue Ribbon
Network.
(f ) Protecting the floodplain and reducing and managing fluvial, tidal,
surface water and all other forms of flood risk.
(g) Minimising the release of pollutants (including CO2) and other
contaminants (including silt and sediment) into the Borough’s air,
waterways and soil.
(h) Protecting and where feasible extending habitat throughout the Borough
and to areas beyond, by maintaining existing trees, native vegetation and
open space and providing new areas of such vegetation (to include by
linking existing fragmented areas) for the benefit of wildlife.
(i) Providing well-managed public access to sites of nature conservation
importance and enhancement of public enjoyment of these sites through
interpretive facilities and educational programmes.
(j) Using Tree Preservation Orders to safeguard significant trees, groups of
trees and woodland areas.

Supplementary Planning Documents on Nature Conservation and Trees and
Landscaping set out further guidance relevant to the green environment.

Strategic Policy 3: Built Environment

The Council will ensure that the Borough’s built environment will be of a
high quality that serves the long-term needs of all residents by:

(a) Preserving or enhancing the character or appearance of conservation
areas.
(b) Preserving the architectural or historic interest of Listed Buildings and
their settings.
(c) Protecting, enhancing and preserving sites of archaeological interest and
their settings.
(d) Requiring all new buildings to be designed to a high standard and to be
in accordance with principles of sustainable construction to minimise
energy use and the production of greenhouse gases.
(e) Requiring spaces around buildings to be well-landscaped, safe, healthy
and accessible to all.
(f ) Requiring all new development to respect the amenity of adjoining
properties and the locality generally.
(g) Promoting water conservation and re-use and improving the water
quality through sustainable drainage systems and control surface runoff.

Strategic Policy 4: Retail

1. Retail provision in the hierarchy of centres identified in Strategic Policy 1 will be achieved by:

(a) Granting planning permission for an additional 23,000 sq.m core
retail floor space in Ilford Town Centre;
(b) Permitting some new floorspace and protecting the viability and
vitality of District and Local Centres; and by
(c) Allowing for a range of service and retailing facilities sufficient to
serve the local needs of residential areas.

2. Outside the Metropolitan, District and Local Centres planning
permission for major new retail development will only be granted if it
can be demonstrated that:
(a) There is a need and the sequential approach as advocated by
Government guidance has been appropriately applied.
(b) There is not an adverse impact on the vitality and viability of any
nearby centre.

3. Where proposals may adversely affect nearby centres, conditions will be imposed to control:
(a) The range of goods sold and services within any proposed unit.
(b) Hours of operation.
(c) Any sub division or merger of proposed unit(s).

Strategic Policy 5: Employment

Employment provision will be achieved by:

(a) Consolidating most commercial activities within the hierarchy of
town centres and around public transport nodes as provided for in
Strategic Policy 1.
(b) Protecting and managing designated Strategic Industrial Locations
at Hainault Business Park and Southend Road.
(c) Safeguarding Business Areas while allowing for mixed-use schemes
involving residential and community uses. Business Areas include:
(i) Chadwell Heath Business Park
(ii) Forest Road
(iii) Hainault Works
(iv) New North Road
(v) Newton Industrial Estate
(vi) Raven Road
(d) Securing important mineral deposits for long-term extraction to
supply the needs of the construction industry and provide jobs.

Strategic Policy 6: Movement and Transport

A transport network that supports a prosperous economy and socially
cohesive community, reduces car dependence, encourages sustainable
transport, improves air quality and reduces greenhouse gas contributions
to climate change will be achieved through:

(a) Reducing the need to travel, by locating new development
including housing, retail, commercial, cultural, health, leisure and
community facilities within the hierarchy of town centres and other
locations in accordance with Strategic Policy 1.

(b) Promoting walking, cycling and use of public transport by:

(i) Locating new development within close proximity to public
transport nodes.
(ii) Integrating road, rail, bus, cycling and pedestrian links in
accordance with the Local Implementation Plan prepared
for the Borough, and the Strategic Road Network, i.e. Trunk
Road and motorway Network.
(iii) Providing sheltered interchange facilities between different
modes of transport.
(iv) Requiring secure, accessible and sheltered cycle parking in
new developments.
(c) Further reducing the need to travel and providing an efficient and
effective transport network by:
(i) Protecting the existing transport network and facilitating
enhancements.
(ii) Ensuring a clear hierarchy of roads that calms traffic in
residential areas.
(iii) Integrating with the Strategic Road Network (i.e. Trunk Road
and Motorway Network).
(iv) Assessing the impact of development proposals on the
transport network and requiring the preparation of Green
Travel Plans on all major developments.
(v) Requiring new developments to provide safe and
functional off-street car parking spaces and adequate
access to such parking areas from the public highway.

Strategic Policy 7: Housing

A minimum of 9,050 quality dwellings shall be delivered to meet the

varying requirements of all residents of the Borough between 2007/08 and

2016/17 by:

(a) Locating these new dwellings in accordance with the hierarchy set out

in Strategic Policy 1 as follows: 35% to 50% within Ilford Metropolitan

Centre, 15% to 25% in the District and Local Centres; and a further 25%

to 35% throughout the rest of the borough.

(b) Providing a mix of dwelling types (including lifetime homes) and sizes

to provide real housing choice, with an emphasis on provision of

smaller dwellings. Innovative housing solutions are encouraged e.g.

housing in conjunction with supermarkets and retail parks.

centres in appropriate locations.

(d) Bringing empty homes back into use and provision of new dwellings

through the conversion of larger units in accessible locations where this

will not detract from the amenity of the locality.

(e) Identifying (in further Development Plan Documents) appropriate sites

for additional housing with particular emphasis on delivering housing

in the areas of greatest need and on brownfield sites.

(f ) Ensuring that new dwellings achieve a high level of amenity for their

occupants, provide reasonable areas of private open space and are not

subject to unacceptable levels of noise.

Strategic Policy 8: Affordable Housing

1. The Council has a strategic borough-wide target that between 2007 and 2017 50% of new housing from all sources should be affordable.

2. As part of this target, an element of affordable housing will be sought to meet local needs on all suitable housing developments capable of accommodating 10 or more dwellings or residential sites of 0.5ha or

more irrespective of the number of dwellings.

3. On these sites the Council will negotiate to achieve an affordable housing provision of 50% across the range of housing on the site having regard to:

(a) the size of the site

(b) the economics of providing affordable housing

development of the site

(d) the extent of affordable housing provision from other sources and

(e) the need for 60% provision to be social housing and 40% intermediate.

4. The housing provided under this policy should always be available to meet affordable housing needs. To ensure that this is so, where a registered social landlord is not involved the Council will either impose appropriate planning conditions or seek to negotiate a planning obligation.

Strategic Policy 9: Culture and Recreation

The cultural life of the Borough will be enhanced for residents and visitors

by:

(a) Protecting open space, including allotments.

(b) Ensuring open space and related facilities are provided where appropriate, in new developments.

(d) Safeguarding the existing viable cultural, leisure, recreational and sporting facilities and supporting proposals for new and improved facilities.

(f ) Capitalising on opportunities to supply new sporting and associated facilities in the Borough to support the 2012 Olympics.

(g) Modernising existing cultural facilities and sporting assets.

(h) Improving access to open space by public transport, cycle and on foot, especially in areas of open space deficiency.

(i) Providing cultural and sporting facilities and open space for schools and other institutions which can be shared with the community.

Strategic Policy 10: Community Facilities

Effective social and community support services shall be made available

throughout the Borough by:

(a) Protecting and enhancing existing facilities and providing new facilities where needed.

(b) Ensuring that large developments generating additional demand, only occur where adequate provision of schools, health, police and emergency and other support services can be made for new and existing communities. In particular, the anticipated growth of housing in Ilford Town Centre requires careful planning and co-ordinated support service delivery to keep pace with population growth.

Strategic Policy 11: Waste

The Council is committed to helping the delivery of national targets for recycling and composting by minimising the production of waste,increasing recycling and composting, and achieving substantial reductions

in the use of landfill.

A Waste Development Plan Document will be prepared in partnership with the London Boroughs of Barking & Dagenham, Havering and Newham which will identify:

(a) the amount of waste to be managed across the four Boroughs up to 2020

(b) sufficient land within Redbridge to manage the relevant waste

apportionment at Borough level

(d) locations for new waste management facilities including designated business areas and the expansion of existing licensed waste management facilities.

Strategic Policy 12: Planning Obligations

Developers will be required to make appropriate contributions to offset the cost of providing new physical and social infrastructure required as a result of their proposals either by way of financial contributions, or direct provision of such infrastructure within larger developments. In accordance with the Planning Obligations Strategy Supplementary Planning

Document, Section 106 obligations or planning conditions will be used to secure this. Growth will be phased and monitored to allow infrastructure to be put in place ahead of development.

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