2. Managing Growth

• The site contains and is bounded by SINCs, where biodiversity / nature conservation interests will require careful reconciliation with regeneration and development aspirations. 
• The need to address effects on both the local road network and the Strategic Road Network as identified in a Transport Assessment and the need to remediate any adverse transport impacts. 

Dagenham Leisure Park is in Flood Zone 1.

• Housing and community uses, including north of Ripple Road in place of the existing leisure and entertainment uses.
• Leisure and recreation facilities and retail centred on Merrielands Crescent and Chequers Corner. 
• Ancillary retail provided at Dagenham Dock station. 
• Health centre located north of the Ford Stamping Plant. 
• New primary school. 
• Some employment generating uses. 

• Employment generating uses: 
• must not prejudice the development of housing on other parts of the South Dagenham West site, in terms of impact on residential amenity; should, subject to feasibility, provide a separate access which directly connects to Merrielands Crescent and should aid delivery 
• should enable the delivery of an improved retailing and leisure hub at Merrielands Crescent/Chequers Corner
• Aim to provide 40% of new homes as family sized and deliver the maximum reasonable amount of affordable housing. 
• The possible need for a new three form primary school depending on the number of new homes provided on the site. 
• Ensure there is no net loss of public open space and provide improved green space by embedding green grid principles in the design and layout of the development including the implementation of the Goresbrook Link.  
• The integrated design of the on site element of the continuous route /public space that connects Dagenham Heathway via the development along Chequers Lane  and to the Thames at Dagenham Dock sustainable Industrial Park. 
• Provide an integrated public realm around the future DLR Terminus at Dagenham Dock. 
• Ensure that the spatial requirements of a future upgrade of a pedestrian cycle link across the Rail corridor as part of DLR/ELT Interchange improvement is incorporated.  
• Protect and enhance the Goresbrook Site of Importance for Nature Conservation through the provision of an eight metre buffer zone along the length of the Goresbrook throughout the site. 
• Reinforce the Dagenham Heathway/Dagenham Dock Station axis and provide a landmark building at Chequers Corner.
• Subject to viability and demand seek to ensure that the cinema or an appropriate leisure facility, is reprovided in the vicinity in the event of loss through redevelopment at Dagenham Leisure Park. The scale and type of any replacement facility should be determined by demonstrated need in the area. 
• New retail and recreation and leisure facilities to be focused in the Merrielands Crescent Area and Chequers Corner Area and provide a more traditional pedestrian focused layout and be accessible to new and existing communities. Any increase in retail must not harm the viability and vitality of Dagenham Heathway district centre. 
• Improve pedestrian and cyclist links across Ripple Road and to planned and proposed public transport nodes including Dagenham Dock Station. 
• Close proximity to the A13 and the need to mitigate noise and air quality impacts through appropriate design solutions.  
• Enable future extensions to East London Transit and the DLR Extension or projects providing equivalent levels of accessibility including in the interim provision for a bus service to Dagenham Dock station and where densities higher than existing PTALs are planned that the phasing of development is linked to the implementation of public transport improvements and that the densities are commensurate with these. 
• Ensure flood risk is properly managed. The Sequential Test and parts a) and b) of the Exception Test have been undertaken for the site. It is necessary, however, for the applicant to undertake part c) of the Exception Test and prepare a flood risk assessment. Opportunities should be taken to locate more vulnerable uses to a zone of lower flood risk within the site boundary. If this is not possible, the development should be directed towards those areas of the site that have a lower degree of flood hazard and lengthy inundation rates (based upon the flood hazard and rate of inundation maps contained in the SFRA).
• Ensure opportunities are fully utilised to power development through decentralised energy systems.  The development should be designed to be capable of linking into the district heating system planned as part of the London Thames Gateway Heat Network. Connection to the heat main should be made subject to it being economically viable to do so. 
• This site falls within an Archaeological Priority Area. The potential effect of development on archaeological remains should be considered and mitigation measures implemented as appropriate. 
• Allow for the continuation of industrial activity on the abutting Ford Site. 
• Development proposals will be required to submit Transport Assessments detailing their effects on both the local road network and the Strategic Road Network, and include proposals to remediate any adverse transport impacts. 

Zone 1

• Sports and recreation facilities 
• Housing and community uses 

Zone 3a high probability and undefended

• Housing
• Health 
• Education Use 
• Car parking facilities for the Ford Pressing Plant 
• Light Industrial on the Western side fronting Ford 

• They do not compromise the future development of the site as set out in this allocation and if possible provide the conditions for its implementation. 
• A satisfactory relationship with surrounding uses can be achieved. 
• It assists with the regeneration of the South Dagenham Key Regeneration Area. 

• Enable future implementation of public transport improvements such as East London Transit 3 and where densities higher than existing PTALs are planned that the phasing of development is linked to the implementation of public transport improvements and that the densities are commensurate with these. 
• A need for a new three form primary school on this site triggered by the new housing proposed in this site allocation. 
• Need to recognise relationship to Havering part of regeneration area and the proximity of the site to the proposed Beam Reach station. 
• The need to mediate between residential development and the Ford site through the use of light industrial uses. 
• Ensure flood risk is properly managed. The Sequential Test and parts a) and b) of the Exception Test have been undertaken for the site. It is necessary, however, for the applicant to undertake part c) of the Exception Test and prepare a flood risk assessment. Opportunities should be taken to locate more vulnerable uses to a zone of lower flood risk within the site boundary. If this is not possible, the development should be directed towards those areas of the site that have a lower degree of flood hazard and lengthy inundation rates (based upon the flood hazard and rate of inundation maps contained in the SFRA). 
• Inclusion of a strategic Green Grid Green open space that can contribute to a sustainable urban drainage system for the new residential development. The inclusion of a water element could provide flood attenuation as well as a valuable recreational, ecological and environmental resource on a site abutted on two sides by infrastructure. 
• Improve pedestrian and cyclist links across Ripple Road and to planned and proposed public transport nodes including Dagenham Dock Station. 
• Close proximity to the A13 and the need to mitigate noise and air quality impacts through appropriate design solutions.  
• The site is contaminated and requires remediation prior to development. 
• Ensure development is designed so it can link into the planned Barking Power Station district heating network and fully utilises opportunities to power development through decentralised energy systems. Address need to provide car parking for Ford employees. 
• This site falls within an Archaeological Priority Area.  The potential effect of development on archaeological remains should be considered and mitigation measures implemented as appropriate.
• Provide public open space to meet the needs of the new households in line with the standards in the Community Benefits SPD.
• Development proposals will be required to submit Transport Assessments detailing their effects on both the local road network and the Strategic Road Network, and include proposals to remediate any adverse transport impacts.

Zone 1 (low probability) 

• Employment (B1, B2, B8) and in particular affordable space for small and medium sized businesses 
• Community uses 
• Retail 
• Health Facilities 
• Education possibly including a construction college 
• Leisure uses
• A council depot 

Residential Development must address the following issues: 

• The need for a polyclinic (approximately 3,000 m2) at the western end of the site with an active frontage to North Rainham Road.  
• The possible need for a new three form primary school depending on the number of new homes provided on this site. 
• Provision of retail facilities to be small scale, in keeping with that provided by a neighbourhood centre, and increased only to accommodate any additional demand arising from associated mixed use development and be located on the western part of the site with frontage onto Rainham Road South. 
• Provide a suitable setting for the Eastbrookend Country Park bordering the south and east of the site. 
• Development must be designed sensitively to take account of the adjacent Chase Nature Reserve and Eastbrookend Country Park which is a site of Metropolitan Importance (MO90) and the Mid-Beam Valley and Dagenham East Lake (BandD BI05) which is Grade I site of Metropolitan Importance. 
• Distribution of land uses throughout the site to reflect higher PTAL levels at the western boundaries of the site.  
• Mitigate noise and air quality impacts from the operating Sanofi Aventis employment site to the north of the site through appropriate design solutions. 
• Improve links between Eastbrook End Country Park and the Beam Valley.
• Pedestrian, road and cycle network throughout the site to reflect and incorporate existing public footpaths running through the site. Potential to incorporate 530 – 586 Rainham Road South (which is Council owned) where there is potential to redevelop the existing flats and garages. 
• As a former industrial site, it is likely this site is contaminated.  Land remediation will be required prior to development. 
• The need to improve the junction of Reede Road with Rainham Road south. 
• A surface water flood risk assessment is required and should adopt the principles of Sustainable Urban Drainage Systems.

Predominantly in Zone 1

North western corner in Zone 3a

• Residential
• Education
• Publicly accessible open space

• A need for a three form primary school on this site triggered by both existing and new housing proposed in this site allocation.
• Provide public open space to meet the needs of the new households in line with the standards in the Community Benefits SPD.
• Need to incorporate open play space for new residential developments.
• Due to its architectural quality the main university building to be retained in development scheme.
• Development involves demolition. Developers to maximise the recovery of materials from the demolition site for reuse or recycling, by applying the Demolition Protocol Methodology.
• Ensure flood risk is properly managed. The sequential test has been applied to this site allocation and has been passed. The developer will need to undertake a flood risk assessment.
• Open space priorities for this site as set out in the Landscape Framework Plan adopted as part of the Urban Design Framework Supplementary Planning Document.
• Improve pedestrian and cyclist links to and across the site and ensure public transport accessibility is improved to Barking Town Centre.
• A surface water flood risk assessment is required and should adopt the principles of Sustainable Urban Drainage Systems.

This site has the potential for:

• Housing
• Retail
• Publicly accessible open space
• Education

Development must address the following issues:

• Site is suitable for family housing and therefore the 40% borough wide family housing target applies.
• Deliver the maximum reasonable amount of affordable housing.
• A new three form primary school must be incorporated into the scheme due to existing and additional need arising from the proposed development.
• Identified need for publicly accessible open space in this area.
• Noise sensitive uses to be avoided in close vicinity to the Freshwater Road Locally Significant Employment site (northern border of the site).
• Noise sensitive uses to be avoided in close vicinity to the Chadwell Heath Locally Significant Employment site (northern border in the western part of the site).
• Improve pedestrian and cyclist links to and across the site and ensure public transport accessibility is improved.
• Provide public open space to meet the needs of the new households in line with the standards in the Community Benefits SPD.
• A surface water flood risk assessment is required and should adopt the principles of Sustainable Urban Drainage Systems and where possible achieve greenfield run-off rates.

• Leisure facilities
• Community use

• Need to replace existing leisure facilities provided at the Dagenham Swimming Pool.
• Loss of community hall (Seabrook Hall) space on this site.
• Need for a landmark building on this site due to prime location on a key junction of Whalebone Lane South and the A1083 (Rainham Road North).
• Development involves demolition. Developers to maximise the recovery of materials from the demolition site for reuse or recycling, by applying the Demolition Protocol Methodology.

• Retail
• Health facilities
• Bus standing facilitiesDevelopment must address the following issues:

• Identified need for improved health facility (1000-2000 m2). Site is suitable for family housing and therefore the 40% borough wide family housing target must be met.
• Deliver the maximum reasonable amount of affordable housing.
• Any net increase in retail provision on this site will need to satisfy Borough Wide Development Policy BE3.
• Improve pedestrian and cyclist links across both Whalebone Lane South and Rainham Road North to allow easy access, safe and attractive access to future community hub.
• Residential density levels must reflect that this is an urban location with existing low PTAL levels. Any density increases beyond this will need to be tied in with public transport improvements.
• The possible need to provide car parking to support SM9 with satisfactory entrance and exit arrangements.
• Development involves demolition. Developers to maximise the recovery of materials from the demolition site for reuse or recycling, by applying the Demolition Protocol Methodology.
• Take account of the locally listed status of the Three Travellers Pub.
• A surface water flood risk assessment is required and should adopt the principles of Sustainable Urban Drainage Systems and where possible achieve greenfield run-off rates.
• The site currently provides a bus terminus and bus standing facilities. In the event of needing to relocate these, the developer must meet the requirements of Policy 3C.4 of the London Plan and the Land for Transport SPG.

This site has the potential for:

• Housing
• Health facilities
• Residential

Development must address the following issues:

• Site is suitable for family housing and therefore the 40% borough wide family housing target must be met.
• Deliver the maximum reasonable amount of affordable housing.
• An access road runs around the site providing access from Upney Lane to the hospital. Any proposed development scheme must demonstrate that noise, visual and road safety impacts are managed and mitigated appropriately through design solutions.
• This site falls within an Archaeological Priority Area. The potential effect of development on archaeological remains should be considered and mitigation measures implemented as appropriate.
• The need to retain and enhance the existing conservation value of existing mature trees currently located along the southern and south east boundary of the site some of which are covered by Tree Preservation Orders.
• Noise sensitive uses to be avoided in close vicinity to the railway line.
• Improve pedestrian and cyclist links to and across the site.

This site has the potential for:

• Residential and community facilities
• Health facilities

Development must address the following issues:

• Site is suitable for family housing and therefore the 40% borough wide family housing target must be met.
• Deliver the maximum reasonable amount of affordable housing.
• The proposed development scheme will not result in an adverse impact on provision of health facilities in the local community.
• Improve pedestrian and cyclist links to and across the site.
• Ensure flood risk is properly managed. The Sequential Test and parts a) and b) of the Exception Test have been undertaken for the site. It is necessary, however, for the applicant to undertake part c) of the Exception Test and prepare a flood risk assessment. Opportunities should be taken to locate more vulnerable uses to a zone of lower flood risk within the site boundary. If this is not possible, the development should be directed towards those areas of the site that have a lower degree of flood hazard and lengthy inundation rates (based upon the flood hazard and rate of inundation maps contained in the SFRA).

• Eastern End of Thames View – comprehensive redevelopment replacing existing uses including housing, community and open spaces.
• Farr Avenue Shops – improvement of public realm and provision of A1 retail units facing Bastable Avenue including the retention of police use at 2 Farr Avenue.
• Alderman Avenue Garages, Charlton Crescent Garages site 2, Chelmer Crescent Garages, Curzon Crescent Garages and Roycraft Avenue Garages and Garage site to the rear of 75 – 77 Wivenhoe Road, – infill housing developments.
• Charlton Crescent Garages Site – public open space or housing development linked to longer term plan for a gateway feature in this area.

Development must address the following issues:

• Improvement of the public realm around the Farr Avenue shops to improve vitality and viability through appropriate design and layout providing an attractive community hub. Retail to be retained at ground floor level. Retail frontage to be provided facing Bastable Avenue and these prime units to be designated A1 use.
• The housing sites are suitable for family housing and therefore the 40% minimum borough wide family housing target must be met.
• Eastern End of Thames View Regeneration - deliver the maximum reasonable amount of affordable housing ensuring no net loss of existing affordable housing.
• Infill sites – deliver the maximum reasonable amount of affordable housing.
• Some sites involve demolition. Developers to maximise the recovery of materials from the demolition site for reuse or recycling, by applying the Demolition Protocol Methodology.
• Residential density levels must reflect that the estate is an urban location with existing low PTAL levels. Any density increases beyond this will need to be tied in with the implementation of the East London Transit which will be routed along Bastable Avenue.
• Ensure flood risk is properly managed. The Sequential Test and parts a) and b) of the Exception Test have been undertaken for these sites. It is necessary, however, for the applicant to undertake part c) of the Exception Test and prepare a flood risk assessment. Opportunities should be taken to locate more vulnerable uses to a zone of lower flood risk within the site boundary. If this is not possible, the development should be directed towards those areas of the site that have a lower degree of flood hazard and lengthy inundation rates (based upon the flood hazard and rate of inundation maps contained in the SFRA).
• Ensure existing nature conservation value at Chelmer Crescent Garages is retained, enhanced and maintained through incorporation of nature conservation features in the detailed designs for the development of this site.
• Development of garages sites to be subject to sufficient vehicular andpedestrian access being achieved.
• Proposals must be in line with the approved Masterplan which is currently being developed for this site.
• The garage sites at Curzon Crescent, Chelmer Crescent and Charlton Crescent at the time of writing were still in use. Any development proposal would need to demonstrate that there is no longer a requirement for these garages to be available for local residents and that there will be no adverse impact on on-street parking in the local area. Applicants should contact the Council for up to date information on garage usage. The development of these sites must meet the criteria in paragraph 2.9.
• Pedestrian and cyclist routes to be designed to facilitate ease of and safe movement throughout the site particularly with regard to accessing the community hub at Farr Avenue shops from redeveloped residential schemes and improving links between the Thames View Estate, Barking Town Centre and Barking Riverside including access to new open spaces.
• Improve pedestrian and cycle links to and across the site towards surrounding communities east of Renwick Road and towards Barking Riverside development.
• Improve relationship of Estate with surrounding area by improving access and visibility arrangements to Bastable Avenue from Renwick Road and from River Road.
• Proposed development scheme at the Eastern End should complement the proposed junction improvements to the A13 and the upgrade of the rail crossing.
• Development proposals will be required to submit Transport Assessments detailing their effects on both the local road network and the Strategic Road Network, and include proposals to remediate any adverse transport impacts.
• The sites fall within an Archaeological Priority Area. The potential effect of redevelopment on archaeology remains should be considered and appropriate mitigation measures implemented.

This site has the potential for:

• Padnall Court and Reynolds Court – comprehensive redevelopment replacing existing uses including housing and open space providing a net gain in housing units.
• Padnall Hall, Gregory Road – replacement and improvement of existing community facilities.
• Rose Lane Garages – infill housing development.
• Rose Lane site of former WC – infill housing development.
• Roles Grove Garages – infill housing development.
• Land at St Mark’s Church, Arneways Avenue - comprehensive redevelopment replacing existing community use as a religious meeting place and incorporating open space and residential use.

Redevelopment must address the following issues:

• Although this is a suburban location with existing low PTAL levels higher densities may be acceptable to enable a successful redevelopment which provides better quality housing.
• Deliver the maximum reasonable amount of affordable housing and ensure no net loss of existing affordable housing
• The housing sites are suitable for family housing and therefore the 40% minimum borough wide family housing target must be met
• These proposals will involve decanting residents from Padnall and Reynolds Court. Due to limited opportunities it may be necessary to use the Mark’s Gate allotment site for this purpose. This is a statutory allotment site and is designated protected open space and there is an identified shortage of operating allotment land in the Mark’s Gate area (see Chapter 3). The currently disused and vacant allotment site is in need of substantial qualitative improvements thus deterring potential allotment holders. There is a need to bring good quality and accessible allotment plots back into use as part of a comprehensive redevelopment scheme across this regeneration site. Any proposals to relocate this allotment provision needs to be done within the Mark’s Gate area and in consultation with local allotment associations. Because this is a statutory site, any proposals to relocate it will have to be done in consultation with the Government Office for London and the National Society of Allotment and Leisure Gardeners.
• Proposals must be in line with the approved Masterplan which is currently being developed for this site.
• Address the existing nature conservation value of sites, particularly the Mark’s Gate allotment site and the land adjacent to the Mark’s Gate allotment site (currently used as grazing land by the Wellgate Community Farm). The sequential approach set out in Borough Wide Policy BR3 needs to be followed should these sites be affected by development.
• The need for improved community facilities and the problems associated with young people not having enough places to go in Mark’s Gate as identified during public consultation on the Site Specific Allocations policies.
• The value the local community attach to the currently under-used community space at Padnall Hall.
• The garage sites at Rose Lane and Roles Grove at the time of writing were still in use. Any development proposal would need to demonstrate that there is no longer a requirement for these garages to be available for local residents and that there will be no adverse impact on on-street parking in the local area. Applicants should contact the Council for up to date information on garage usage. The development of these sites must meet the criteria in paragraph 2.9.
• The Rose Lane former WC site is adjacent to Rose Lane neighbourhood centre as identified on the Proposals Map. Any development scheme will be required to provide an active frontage at ground floor on Rose Lane (Policy BE2: Development in Town Centres). The biodiversity and amenity value of the green verge to Roles Grove needs to be addressed in line with Policy BR3.
• The existing community value of the Land adjacent to Mark’s Gate allotments. This land is currently open and valued as important grazing land for Wellgate Community Farm.
• Improve pedestrian and cyclist links to and across the site and ensure public transport accessibility is improved.
• A surface water flood risk assessment is required and should adopt the principles of Sustainable Urban Drainage Systems and where possible achieve greenfield run-off rates. The Level 2 SFRA for the borough specifically mentions a recommendation to incorporate SUDS on this site.

This site is suitable for the following uses:

• Housing with supporting social infrastructure, community facilities and amenity space.

Development must address the following issues:

• Although this is a suburban location with existing low PTAL levels higher densities may be acceptable to enable a successful redevelopment which provides better quality housing.
• Deliver the maximum reasonable amount of affordable housing and ensure no net loss of existing affordable housing.
• This site is suitable for family housing and therefore the 40% minimum borough wide family housing target must be met.
• The phasing of the site must make provision for the decanting of residents during its redevelopment.
• Close proximity to the A13 and the need to mitigate noise and air quality impacts through appropriate design solutions.
• Design and layout of a new development scheme should be sensitive to the site being adjacent to an important public open space, Castle Green Park. Any new developments scheme should contribute positively to the local landscape.
• Any proposed development should complement the proposed junction improvements to the A13 at Renwick Road.
• Any proposed development scheme should complement the proposed new north-south route linking Castle Green Park to the Thames frontage at Barking Riverside as identified in the London Riverside Area Framework, East London Green Grid, SPG to the London Plan.
• A surface water flood risk assessment is required and should adopt the principles of Sustainable Urban Drainage Systems and where possible achieve greenfield run-off rates.

This car park is still in use. Any development proposal would need to demonstrate that any impact on on-street parking can be managed and mitigated as appropriate. Any development proposal would need to demonstrate that any adverse impact from the A13 on residential amenity would be contained in accordance with policies BR13: Noise Mitigation, BR14: Air Quality and BP8: Protecting Residential Amenity.

This site falls within Flood Zone 3 and has been sequentially tested in accordance with PPS25. The site meets parts a) and b) of the Exceptions test but the developer must complete a Flood Risk Assessment to complete part c) of the Exceptions test. Developers should refer to the Council’s document “PPS 25 Sequential Test for Site Specific Allocations for further information”

• Need to provide a short term improvement by removing the right turn into Renwick Road from the A13. 
• Replacement of the existing at-grade junction in the longer term with a grade separated junction enabling the removal of traffic light controls on the A13. 
• Need to provide a link road from Renwick Road to Lodge Avenue as part of the improvements. This will enable private vehicles generated by Barking Riverside to access and travel east or west on the A13 via the Lodge Avenue Roundabout and will also improve access to the adjacent employment uses. 
• Need to improve north-south public transport services through a bus service across the A13 to Becontree Station, or potentially an ELT link between Thames View and Barking Riverside through the Goresbrook Area to South Dagenham. 
• Need to provide a modern, safer, more efficient local road access for the whole area for pedestrians, cyclists, buses and car-borne traffic. 
• Need to improve capacity sufficiently to unlock the full housing potential of Barking Riverside (without the full A13RR Grade Separated Scheme Barking Riverside is capped at 3,999 homes occupied in accordance with the terms of the Section 106 Agreement). 
• Need to provide a functional and attractive gateway to the Barking Riverside development for all road users. 
• Need to minimise impact on Castle Green Park. 
• Minimise its impact on the Sites of Importance for Nature Conservation; the Goresbrook and the Ship and Shovel (Borough Importance Grade I) and the Mayesbrook and associated watercourses (Site of Borough Importance Grade II). 
• The current condition of the Renwick Road (Box Lane) Rail Bridge. 
• This site falls within an Archaeological Priority Area. The potential effect of development on archaeological remains should be considered and mitigation measures implemented as appropriate.

Proposed Uses 
and Design
Requirements