LBR2.78 Redbridge Local Plan 2015 - 2030 Concept Masterplans Greenbelt Release Sites Evidence Base | Investment and growth areas February 2017 Contents Background/key development assumptions 6 1 | Oakfield - Site Constraints 8 3 | Goodmayes/King George - Site Constraints 20 Land use 8 Land uses 20 Topography and landscape 8 Ground condition 20 Ecology and archaeology 8 Topography and landscape 20 Access and permeability 8 Ecology and Archaeology 20 Character and context 8 Access and permeability 20 Character and context 20 Design Principles 10 Design Principles 22 Infrastructure requirements 10 Land use and amount 22 Scale and massing 10 Infrastructure requirements 22 Access and circulation 10 Scale and massing 22 Pedestrian/cycle permeability 10 Access and circulation 22 Landscaping/open space 10 Pedestrian/cycle permeability 22 Phasing 10 Landscaping/open space 22 Phasing 22 2 |Ford Sports Ground - Site Constraints 14 4 | Billet Road - Site Constraints 26 Land use 14 Land use 26 Ground condition 14 Topography and landscape 26 Topography and landscape 14 Ecology and Archaeology 26 Ecology and archaeology 14 Access and permeability 26 Access and permeability 14 Character and context 26 Character and context 14 Design Principles 16 Design Principles 28 Infrastructure requirements 16 Land use and amount 28 Scale and massing 16 Infrastructure requirements 28 Access and circulation 16 Scale and massing 28 Pedestrian/cycle permeability 16 Access and circulation 28 Landscaping/open space 16 Pedestrian/cycle Permeability 28 Phasing 16 Landscaping/Open space 28 Phasing 28 3 4 Introduction The Council’s strategy for the In order to inform the principles of These masterplans demonstrate development of Redbridge sets a development at these locations, that the level of proposed strong vision and objectives to meet there is a need to ensure that the development; with necessary the pace of growth and change scale and character of development community infrastructure can be within the Borough. As part of can support and enhance the accommodated on-site and is this approach, the draft Redbridge character of the borough overall. deliverable. Local Plan 2015-2030 seeks to bring forward significant growth Supporting this approach, the These principles should be of new housing and commercial Council has prepared a series of developed further following the development across a number of high-level concept masterplans adoption of the Local Plan. Investment and Growth Areas. to provide an initial framework of design principles. The Council considers that it has exceptional circumstances to amend the Green Belt; the evidence base Hainault to support the production of the Redbridge Local Plan, includes a 1 Oakfield Green Belt Review. This review concludes that a number of parcels no longer meet the functions of Fairlop Green Belt as set out in the National Barkingside Investment Planning Policy Framework. These and Growth Area sites include Oakfield, the Ford Sports Ground, Goodmayes and King Barkingside George Hospital sites and Billet Road. 4 Billet Road The Council is proposing to 3 Goodmayes/ allocate these sites as development King George Ford Sports Ground 2 Opportunity Sites in the Local Plan Gants Hill to meet the borough’s development Newbury Park needs, particularly for housing and education uses. Crossrail Corridor Investment and Growth Area The Local Plan has identified capacity to deliver 18,936 homes Chadwell Heath over plan period. To meet this target, Goodmayes development of brownfield land Seven Kings and proposed Green Belt release site is required. The Sustainability Appraisal (2017) accompanying the Ilford Local Plan supports this preferred strategy. Greenbelt Release Sites | In context 5 Background and key development assumptions The Council considers that the Key development assumptions Development principles for the each proposed Green Belt release sites are of the sites will seek to enable the appropriate for housing-led mixed In bringing forward key delivery of an appropriate density use development based upon a development principles for these of development to ensure that the number of factors including: sites, the Council will seek to ensure emerging design solutions can that improvements to pedestrian deliver the density range suggested 1. Accessibility to public accessibility and permeability by London Plan Policy 3.4. transport – particularly are encouraged to maximise the Oakfield is in close proximity benefits of the development of These principles will also seek to the Central Line, and the these sites within their wider to encourage a mix of housing forthcoming enhancements context. development which is consistent offered by Crossrail make Ford with draft Local Plan Policies: Sport Ground, Goodmayes and Development principles will King George Hospital and Billet also seek to deliver the required LP1 - Spatial Development Strategy; Road sustainable locations quantum of housing on each LP2 - Delivering Housing Growth; site and enable future delivery of LP6 – Dwelling Mix 2. Accessibility to the strategic key infrastructure to support the road network – including the quantum of development proposed At this stage, it is considered that A12 (Eastern Avenue) and A406 and the Council’s broader objectives there is no need to fix any of the (North Circular) of the Local Plan; including development principles for these education, community and health sites and instead it is envisioned that 3. Proximity to existing uses alongside new/enhanced open detailed masterplans or detailed commercial and community space and playing pitches. planning applications will be uses – including local centres, prepared by the developers/land schools, health provision and owners following the adoption of access to employment the Local Plan. 4. Permeability to areas of The current concept masterplans open/public spaces - including are provided to illustrate that the Fairlop Waters Country Park ambitions of the Local Plan for these sites are deliverable from the outset. 6 SITE 1 | OAKFIELD Oakfield - Site Constraints Land use Considering the landscape value A number of frequent bus services of the site, there are relatively few operate around the periphery of the Land uses across the Oakfield site landscape features which would site. currently focus around the provision constrain the development potential of sports/leisure facilities, with the of the site. Although a number of Existing gated accesses, particularly Redbridge Sports Centre occupying existing landscape features may be to the northern extent of the site the central portion of the site. capable of retention or integration limit permeability by both pedestrian within a landscape strategy for and cyclists. These barriers limit The northern, western and southern future development movement both within the site and aspects of the site are bound between Hainault and Barkingside. by residential developments Ecology and archaeology comprising predominantly Character and context residential terraces. With more Oakfield is identified as part of recent development of apartments a wider archaeological priority Generally the context of the area to the south-western extent of the area and therefore issues of surrounding the Oakfield site is site. archaeological significance should typified by residential development be considered from the outset of of two storeys with a typical Barkingside District Centre is located developing detailed masterplans/ suburban character. To the core south-west of the site; this area planning applications for the site. of the site, the Redbridge Sports provides a wide variety of uses Centre is of a more significant ‘big including a significant retail offer, The site does not have any formal box’ commercial scale. Furthermore public library and leisure centre. designation as an area of ecological larger developments in excess of value. three storeys can be found to the Recent development of the King north-western and south-western Solomon High School campus can Access and permeability extents of the site; particularly within also be found situated to the south the Barkingside District Centre. of Forest Road. The Oakfield site is highly accessible to a range of public transport The Grade II Listed Buiding, Fullwell Topography and landscape facilities. The site is bound to its Cross Library is situated to the south eastern extent by the London of the Oakfield site. The setting of The topography of the site is Underground Line, offering frequent this building is largely screened by generally flat, although there is a access to Central Line services existing developments situated substantive embankment to the throughout the day. upon the south-western boundary eastern boundary of the site, to of the site. accommodate the elevated section Fairlop station is situated to the of the London Underground railway. southern boundary of the site and Hainault station is situated in close proximity to the northern boundary. 8 Key Site boundary Archaeological priority areas Underground railway Public sewers Minerals Safeguard Zone WWII bombs Contours (5 metre) Mature Landscaping Site 1 | Oakfield- Site Constraints 9 Design Principles Land use and amount Scale and massing Pedestrian/cycle permeability Development of Oakfield offers an Considering the character and Development of the Oakfield site, opportunity to provide a choice context of the surrounding area, the offers a number of opportunities of new homes; including a mix of site could accommodate a varied to enhance pedestrian