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 and cycle houses and flats, whilst retaining and scale of development between 2-5 movement within the site and the enhancing a number of existing uses storeys overall. wider area. of the site. The provision of taller buildings Provision of links between the The indicative capacity of the site within this context would require site and existing residential is to deliver approximately 600 further consideration as part of development situated to north; to new homes within a mixed-use the development of detailed link with Barkingside District Centre development. masterplans/planning applications and Hainault Country Park should be for the site. developed. Infrastructure requirements Access and circulation Landscaping/open space Illustrative options for development of the site, suggest that there is Vehicular access to the Oakfield In order to complement the capacity to provide a new 8 Form development as tested/assessed existing offer of sports facilities at Entry secondary school, a local in the High Level Transport this location and to support new health hub and an enhanced leisure Report (Atkins, 2015), would be education uses; formal open space offer as part of future investment provided through upgrade of including provision of shared-use in the Redbridge Sports Centre existing accesses from Forest sports pitches would be encouraged campus. Road, Hazelbrouck Gardens and at the heart of the scheme. Fencepiece Road. In addition, there is also capacity Any future landscaping strategy for additional development around An additional access point should should seek to bring forward Fairlop underground station to also be considered to the north- additional informal landscaped create a mixed-use hub; featuring western extent of the site. amenity spaces to complement both commercial and residential these formal areas of open space. floorspace. Two discrete vehicular circulation routes are suggested within the site Phasing to facilitate future development. Oakfield is identified to core forward in Phase 3 of the Local Plan (2025 – 2030).
10 Oakfield Development Opportunity Site - Conceptual Masterplan (for illustrative purposes only) Key
Site boundary Primary vehicular access Hainault Primary vehicular route TfL station Internal access points
Housing (Indicative capacity 600 units) Education (Secondary School) Health and community hub Hazelbrouck Gardens
Key pedestrian links Amenity open space/sports pitches Improvements to Redbridge Sports Centre
Future potential development site - opportunity for hub at TfL station
Trelawney Road
Fencepiece Road
Fairlop TfL station
Forest Road
Barkingside District Centre
Site 1 | Oakfield - Key design principles
11 12 SITE 2 | FORD SPORTS GROUND Ford Sports Ground - Site Constraints
Land use Topography and landscape Access and permeability
Currently the Ford Sports Ground The Ford Sports Ground site is Given the private use of the Ford site is relatively undeveloped, with relatively flat, although there are Sports Ground, the site is currently only the north-western extent of some changes in ground level bound by a number of significant the site featuring the developments towards the northern extent of the boundary treatments which limit of a clubhouse and East Area site, adjacent to existing residential pedestrian/cycle movement. Headquarters of the London development. Ambulance Service. There are however a number of local Within the designated boundary pedestrian/cycle routes situated The majority of the site is used as a of the opportunity site, there are beyond the southern and eastern sports ground. relatively few landscape features boundaries of the site. which would constrain the Residential housing developments development of the site. The site is situated approximately occupy the northern and western 700 metres from Newbury Park boundaries of the site. However there are a significant station, offering access to a range of number of trees featuring Tree public transport including Central Seven Kings Park is situated to the Preservation Orders adjacent to the Line London Underground and local southern boundary of the site. eastern boundary of the site. bus services.
Ground condition Ecology and archaeology The site is also a short walk from Goodmayes Local Centre and rail The eastern portion of the site, in The north-eastern extent of the station, (a future Crossrail Station). close proximity to Seven Kings Water site is identified as an area of Site of is identified as an area of significant Importance for Nature Conservation. Character and context flood risk within Flood Risk Zone 2-3b. The site is not situated in an area of Development adjacent to the archaeological importance. site is generally typified by two Furthermore a portion of this area storey residential development of is also identified within a Source a suburban character. The existing Protection Zone. Consequently Ford clubhouse and ambulance flood risk and ground conditions headquarters are also of a modest may therefore inhibit the scale of two storey scale. development achievable within this element of the site. Within the wider context of the site, a number of larger developments including the Goodmayes and King George Hospital campuses; alongside Suffolk Court/Wessex Close estates are of a three storey scale.
14 Key
Site boundary
NO2 Consultation zone
Blue Ribbon Network
Surface water flooding
WWII bombs
Contours (5 metre)
Source Protection Zone 2
Flood Risk - Zone 2
Flood Risk - Zone 3a
Flood Risk - Zone 3b
Site of Importance for Nature Conservation
Mature Landscaping/TPOs
Site 2 | Ford Sports Ground - Site Constraints
15 Design Principles
Land use and amount Access and circulation Integration with upgraded links to Goodmayes Crossrail station Development of the Ford Sports Vehicular access to the site as tested/ and enhanced cycle routes will be Ground site offers an opportunity assessed in the High Level Transport encouraged as part of this approach. to complement the redevelopment Report (Atkins, 2015), would be of the Goodmayes and King George primarily taken from Aldborough Landscaping/open space Hospital campuses. Development Road South, via the upgrade of the of the site would provide a choice existing junction serving the Ford Development of the Ford Sport of new homes; including a mix of Sports Ground site. Ground site should be supported by houses and flats, alongside other a comprehensive landscape strategy. uses to support the creation of a Detailed masterplanning for the site Considering the existing setting of thriving community. should also explore options to bring the site; towards the eastern extent forward direct access from Eastern of the site, where a significant The indicative capacity of the site Avenue (A12), where agreement to element of the site is situated is to deliver approximately 850 such an approach can be achieved within an area of high Flood Risk; new homes within a mixed-use from Transport for London. landscaping proposals should seek development. to bring forward new areas of formal Pedestrian/cycle permeability public space including playing Infrastructure requirements pitches. Development of the Ford Sports Illustrative options for development Ground site, offers a number of Towards the southern edge of the of the site, suggest that there is opportunities to enhance pedestrian site, landscaping proposals should capacity to provide a new 8 Form and cycle movement within the site seek to upgrade the setting and Entry secondary school alongside and the wider area. function of Seven Kings park. enhanced connections and uses within Seven Kings Park. Provision of enhanced pedestrian Any future landscaping strategy links between the site and Newbury should seek to bring forward Scale and massing Park Local Centre should be additional informal landscaped encouraged to support movement amenity spaces to complement Considering the character and between the site and access to these formal areas of open space. context of the surrounding area, the public transport facilities including site could accommodate a varied Newbury Park Central Line Station. Phasing scale of development between 2-4 storeys overall. Provision of upgraded internal and Ford Sport Ground is identified to external links between the site which core forward in Phase 2/3 of the The provision of additional complement links to the Goodmayes Local Plan (2020-2025 and 2025 – buildings exceeding this range and King George Hospital campuses 2030). could be encouraged where these and the wider locality should developments aid legibility and be explored as part of detailed wayfinding. masterplanning options.
16 Ford Sports Ground Development Opportunity Site - Conceptual Masterplan (for illustrative purposes only)
Eastern Avenue (A12) Aldborough Road South Road Aldborough
Key
Site boundary Primary vehicular access Primary vehicular route Internal access points
Housing (Indicative capacity 850 units) Education (Secondary School)
Key pedestrian links Amenity open space/sports pitches
Additional access to A12 (Eastern Avenue) - Subject to TfL approval
Site 2 | Ford Sports Ground - Key design principles
17 18 SITE 3 | GOODMAYES AND KING GEORGE HOSPITALS Goodmayes and King George - Site Constraints
Land uses Consequently flood risk and ground Access and permeability conditions may influence the scale The Goodmayes and King George of development achievable within The existing arrangement of the hospital campuses accommodate this element of the site. site, offers significant access to the a range of health uses and ancillary strategic road network including accommodation, including Topography and landscape the A12, (Eastern Avenue). The site dedicated care homes/specialist benefits from frequent bus services accommodation, offices and day The topography of the site varies offering access to public transport nurseries. However the original significantly. From the western interchanges such as Goodmayes mental health asylum buildings are extent of the site the ground level station, (a future Crossrail Station) largely vacant following re-provision grades up towards the core of the and Newbury Park London of these uses elsewhere within the site, (where the historic Goodmayes Underground station. campus. hospital buildings are situated). Here the ground level reaches a Existing pedestrian/cycle routes Towards the southern extent of plateau to give the existing building connect the site to Seven Kings the site, uses include Barley Lane prominence within their wider Park and Goodmayes Local Centre. Allotments and Goodmayes Hospital landscape setting. Towards the south-eastern extent Sports Ground. of the site, the existing allotment Towards the north-western extent of site and other uses serve a barrier to Farnham Green Primary School an the site, a significant landscape bund pedestrian movement. education use is also situated to the serves to create a buffer with the southern boundary of the site. A12, (Eastern Avenue). Character and context
Within and surrounding both the The site features a significant level The character of the hospital eastern and southern boundaries of landscape features including a campuses varies between the high of the site, developments feature significant number of trees featuring quality, original Hospital asylum predominantly residential uses, Tree Preservation Orders to the buildings to a variety of more recent including houses and flatted eastern and western edges and at developments to both Goodmayes developments. the core of the site. and King George sites. The character of these development varies Ground condition Ecology and Archaeology between one to four storeys overall.
The western portion of the site, in The north-western extent of the Towards the eastern extent of the close proximity to Seven Kings water site is identified as an area of Site of site, the context of area is typified by is identified as an area of significant Importance for Nature Conservation. residential uses; two storey semi- flood risk within Flood Risk Zone detached and terraced properties 2-3b. The site is not located in an area of a suburban character. More of archaeological importance. recently flatted developments along A significant portion of the site However the site is located in Barley Lane have a more modern is also identified within a Source close proximity to the Little Heath architectural character and to a three Protection Zone/ Waste safeguard Conservation Area. storey scale. zone.
20 Key
Site boundary
NO2 Consultation zone
Blue Ribbon Network
Surface water flooding
WWII bombs
Contours (5 metre)
Source Protection Zone 2
Flood Risk - Zone 2
Flood Risk - Zone 3a
Flood Risk - Zone 3b
Conservation Area - Little Heath
Site of Importance for Nature Conservation
Mature Landscaping/TPOs
Site 3 | Goodmayes and King George Hospitals - Site Constraints
21 Design Principles
Land use and amount The provision of buildings towards Pedestrian/cycle permeability the upper range of the scale should Development options will support be encouraged to aid legibility and Development of these sites, offers a opportunities to regenerate the wayfinding within the development. number of opportunities to enhance Goodmayes and King George Proposals should complement the pedestrian and cycle movement Hospital campuses; offering character existing/retained buildings within the site and the wider area. enhanced health services and across the site. Provision of upgraded internal and enabling delivery of a choice of new external links between the site, homes; including a mix of houses Access and circulation Seven Kings Park and Goodmayes and flats. Local Centre. Primary vehicular access to the The indicative capacity of the site Goodmayes and King George Enhanced routes between the site is to deliver approximately 500 hospital sites, as tested/assessed and Goodmayes Crossrail Station new homes within a mixed use in the High Level Transport Report will be encouraged and should development; this would include (Atkins, 2015),should seek to retain be explored as part of detailed the conversion of the original and upgrade existing accesses. masterplanning options. Goodmayes hospital buildings. A number of new/enhanced Landscaping/open space Infrastructure requirements accesses will be required maximise the development of this site: Development of these sites should Illustrative options for development be supported by a comprehensive of the site, suggest that there is Upgraded access from Medici Close landscape strategy. A formal area of capacity to provide additional health - to facilitate development of the open space, incorporating playing uses and a new secondary school to southern portion of the site. pitches should be retained and support the growth of this area. upgraded to offer opportunities for Access from Barley Lane, due south sport and recreation. Considering the situation of these of Heathfield Park Drive - enabling facilities, particularly education residential conversion of the existing Any future landscaping strategy uses it is strongly encouraged to hospital building. should seek to retain existing co-locate facilities adjacent to the landscape features. existing Farnham Green Primary Access from Barley Lane (due School, to enable shared provision of west of Strouds Close) - enabling Phasing facilities. development of the northern portion of the King George site. Goodmayes and King George are Scale and massing identified to core forward in Phase 1 Furthermore detailed of the Local Plan (2015 – 2020). Considering the varied character masterplanning for the site should and context of the surrounding also explore options to bring forward area, the site could accommodate a direct access to Eastern Avenue development between 2-5 storeys (A12), where such an approach can overall. be agreed by Transport for London.
22 Goodmayes and King George Hospital Development Opportunity Site - Conceptual Masterplan (for illustrative purposes only)
Eastern Avenue (A12)
Barley Lane
Key
Site boundary Primary vehicular access Primary vehicular route Internal access points
Housing (Indicative capacity 500 units) Conversion of existing hospital accomodation Education (Secondary School) Health and community hub
Douglas Road Key pedestrian links Amenity open space/sports pitches
Additional access to A12 (Eastern Avenue) - Subject to TfL approval
Site 3 | Goodmayes and King George Hospitals - Key design principles
23 24 SITE 4 | LAND AT BILLET ROAD Billet Road - Site Constraints
Land use Ecology and Archaeology Character and context
Currently the Billet Road site is The site is not situated in an area Existing buildings occupying the site largely undeveloped as green of ecological or archaeological and the western boundary are of a space. However a number of small- importance. limited one to two storey character scale commercial uses occupy the overall. northern extent of the site. Access and permeability However the Marks Gate Estate A significant residential Access to the site is currently limited situated to the eastern boundary of development, the Marks Gate Estate, to three independent vehicular the site, represents a more dense is situated to the eastern boundary access points serving each of character of development. In this of the site. Additional residential commercial developments to the context, development varies from a development also occupies the northern element of the site, each scale of one to five storeys overall. north-western boundary. of these junctions take access from Billet Road. Education and recreation uses, comprising Little Heath Primary There are a number of footpath School and West Ham Training connections around the periphery Ground are situated to the western of the site. The layout of the Marks boundary. Gate Estate provides a number of opportunities to create and reinforce Topography and landscape links between these sites.
The topography of the Billet Road The situation of the A12 (Eastern site is generally flat, although there Avenue) represents a significant are a number of landscaped bunds barrier to pedestrian/cycle situated towards the southern movement. boundary of the site.
There are relatively few landscaping features which would constrain the development potential of the site.
However existing landscape features, particularly mature trees and landscape bunds to south of site should be retained to create a buffer with the A12 (Eastern Avenue) and to complement existing landscape features of the Marks Gate Estate
26 Key
Site boundary
NO2 Consultation zone
Conservation Area - Little Heath
Blue Ribbon Network
Surface water flooding
WWII bombs
Contours (5 metre)
Mature landscaping
Site 4 | Land at Billet Road - Site Constraints
27 Design Principles
Land use and amount The provision of buildings towards Provision of upgraded internal/ the upper range of the scale should external links to the Marks Gate Development of the Billet Road site be encouraged where this aids Estate and the wider locality should offers an opportunity to provide a legibility and wayfinding within the be explored as part of detailed choice of new homes; including a development. masterplanning options. mix of houses and flats, alongside other uses. Development of Access and circulation Provision of enhanced pedestrian this site would complement the links between Billet Road and Barley regeneration of the adjacent Marks Vehicular access to the Billet Road Lane are encouraged to support Gate Estate. development would as tested/ movement between the site and assessed in the High Level Transport Goodmayes Local Centre and The indicative capacity of the site Report (Atkins, 2015), primarily be Crossrail station. is to deliver approximately 800 taken from the northern aspect of new homes within a mixed use the site. The upgrade of existing Landscaping/Open space development. junctions to facilitate access to the site would be encouraged. Development of the Billet Road Infrastructure requirements site should be supported by a Additional access to the site should comprehensive landscape strategy. Illustrative options for development be explored through the upgrade Considering the existing setting of the site, suggest that there of an existing access to the north- of the site, landscaping proposals is capacity to provide a new western extent of the site. should seek to link with and secondary school and a local health/ enhance the landscape setting, (to community hub to support the Opportunities to provide a vehicular the Southern extent) of the Marks creation of a thriving community. link with the Marks Gate Estate, (to Gate Estate. the east of the site), should also Considering the situation of these be explored though provision of a Towards the core of the site, a formal facilities, particularly education uses through-route to Coral Close. area of open space, incorporating within any development scheme, it playing pitches should be provided is strongly encouraged to collocate Detailed masterplanning for the site to offer opportunities for sport and facilities adjacent to the existing should also explore options to bring recreation. Little Heath School, to enable shared forward direct access to Eastern provision of facilities; including Avenue (A12), where agreement to Any future landscaping strategy playing pitches. such an approach can be achieved should seek to bring forward from Transport for London. additional informal landscaped Scale and massing amenity spaces to complement Pedestrian/cycle Permeability these formal areas of open space. Considering the scale of development of the Marks Gate Development of this site, offers a Phasing Estate, the site could accommodate number of opportunities to enhance a varied scale of development pedestrian and cycle movement Billet Road is identified to core between 2-5 storeys overall. within the site and the wider area. forward in Phase 2/3 of the Local Plan (2020-2025 and 2025 – 2030).
28 Billet Road Development Opportunity Site - Conceptual Masterplan (for illustrative purposes only) Key
Site boundary Primary vehicular access Primary vehicular route Internal access points
Housing (Indicative capacity 800 units) Education (Secondary School) Health and community hub
Key pedestrian links Amenity open space/sports pitches
Additional access to A12 (Eastern Avenue) - Subject to TfL approval Billet Road
Hainault Road
Eastern Avenue (A12)
Site 4 | Land at Billet Road - Key design principles
29 URBAN DESIGN TEAM DELIVERY UNIT PLANNING AND REGENERATION [email protected] www.redbridge.gov.uk/planning