Illford Eastside

Site

This 1.114 ha site is located on the eastern edge of Ilford Town Centre. comprises of Ilford Retail Park. The Site comprises ‘Ilford Retail Park’, which includes a Farm Foods (Use Class A1), Lidl (Use Class A1) and a Fitness First gym (Use Class D2). The Site also accommodates a car park and Probation Office (Use Class B1).

Proposed Development

The Outline planning application proposed the demolition of the existing commercial units and the comprehensive redevelopment of the site to provide smaller commercial units with residential dwellings above, a new primary school, public realm, and associated parking and landscaping.

The proposed scheme included 672 residential units across a series of 5 apartment blocks, with 9 linked blocks. The tallest proposed building would be 29 storeys.

The development comprises the following principle elements:

• Demolition of existing building and clearance of the Site;
• Eerection of 6 blocks ranging between 47.375m (approximately 4 storeys) and 114.850m (approximately 30 storeys);
• Creation of up to 672 residential dwellings (Class C3) (1-beds 33, 2-beds 272, 3-beds 67);
• Creation of up to 2,971 sqm (GEA) for office, leisure, community uses (Use Class B1/D1/D2);
• Creation of up to 1,002 sqm (GEA) of retail floorspace (Use Class A1/2/3);
• The provision of disabled car parking;
• Provision of cycle parking; and
• Creation of private and communal amenity space.

Consultation

The Applicant has maintained consistent and transparent contact with Officers in the Council’s Planning, Housing, Design and Highways Departments and other interested parties from an early stage

A managed Planning Performance Agreement process, ensure extensive consultation was undertaken from the outset of the project.  This comprised community engagement with local stakeholders, religious groups and members of the public, including:

• Meetings Council Officer’s;
• Two public Consultations;
• Discussions with key stakeholders, including local religious groups;
• A project website where members of the public could submit their comments;
• Pre-application consultation with LBR and the GLA; and
• Members briefings.

The scheme was shaped through extensive engagement, including:

Issues

• Principle of Development
• Design, Scale, Massing & Tall Buildings
• Housing Quality & Mix
• Affordable Housing
• Transport & Highways Impacts
• Social Infrastructure

Outcome

Outline Planning Permission was granted at Committee by the London Borough of Redbridge. A Section 106 Agreement was subsequently successfully negotiated and signed prior to this issue of the Decision Notice.  

Development Team

Client: Montreaux Ilford Developments Ltd

Architecture: Allies and Morrison

Planning: Montagu Evans