Small Sites in London

London Borough of
Redbridge

Redbridge is an outer London borough. 36.60% of the borough's 5,640.99 hectare (21.78 square mile) area is greenbelt. Furthermore, 0.20% of the borough is Metropolitan Open Land.

The borough has 16 conservation areas, with a total area of around 568.42 hectares. That's around 10.08% of the borough's total area.

The council is currently under Labour control and in 2018 had an approximate population of 303,870.

Redbridge's most recent Local Plan was adopted on 15 March 2018.

London Borough of Redbridge has a Design Review Panel, which is run by Frame Projects. There's more information here.

Facts & Figures

9 5,641 Total area (ha)
Total area of borough, in hectares

20 54 Population density
People per hectare (based on 2018 population data), including green belt and metropolitan open land

15 85 Population Density (excluding green space)
People per hectare (based on 2018 population data), excluding green belt and metropolitan open land.

20 30.01 Housing Density
Homes per hectare, excluding greenbelt and Metropolitan Open Land (MOL), 2020 estimate

15 5.41% Population Increase, 2013 - 2018
Percentage change in population in five-year period between 2013 and 2018

18 32,250 Mean Household Income
Estimated household income, mean

12 7.68% Household Income / House Price Ratio
Ratio of average (mean) annual income, 2018 estimate, to average (median) house price, 2017 estimate

24 195 Residential Planning Applications
Number of residential planning applications (not number of dwellings) considered by planning authority in period 2018-19

13 303,870 Population, 2018
Total population, 2018 figures

12 8.50% Overcrowding
Percentage of overcrowded homes in borough.

2 2.84 Occupancy Level per Dwelling
Approximate number of persons per dwelling, based on total borough population (based on 2018 levels) divided by total number of dwellings (based on 2020 projections).

Planning Constraints

Planning Constraints Map

London Plan Small Sites Policy H2

Town Centre Boundaries

Green Belt

Conservation Area

TfL Station

Other Station

Green Belt & Open Land

For more information about green belt in London Borough of Redbridge, click here.

7 2,066.54 Area of green belt
Total area of greenbelt, in hectares

31 11.28 Area of Metropolitan Open Land (MOL)
Total area, in hectares, of metropolitan open land

6 36.80% Green belt and MOL
Percentage of total area which is either green belt or Metropolitan Open Land (MOL)

London Plan Targets

Redbridge, London Borough of's 10 year housing target in the currently adopted 2015 London Plan was 11,232. This was increased to to 19,790 in the 2018 draft replacement ("Examination in Public") version of the London Plan.

In the Intend to Publish version of the new London Plan, this target has been revised to 14,090; a reduction of 28.80%.

18 11,232 2015 Current London Plan
10 year housing target

14 19,790 2018 "Examination in Public" London Plan
10 year housing target

16 14,090 2019 "Intend to Publish" London Plan
10 year housing target. (Table 4.1 in the "Intend to Publish" version of the new London Plan)

24 2.50 2019 "Intend to Publish" London Plan
10 year housing target per hectare

17 3.93 2019 "Intend to Publish" London Plan
10 year housing target per hectare (excluding greenbelt and Metropolitan Open Land)

19 0.05 2019 "Intend to Publish" London Plan
10 year housing target per head of population (2018)

13 28.80% Reduction in total housing targets
Comparison between ITP and EIP targets (percentage change)

17 76.19% Change in housing targets, 2015 London Plan to 2018 Examination in Public London Plan

26 -5,700 Total Change in Housing Targets
Difference between 2018 'Examination in Public' version of the London Plan and the 2019 'Intend to Publish' version.

Small Sites

In the 2018 draft replacement London Plan, Redbridge's housing target for small sites (below 0.25Ha) was 9,380—47.40% of its total requirement. In the Intend to Publish version of the plan this has been changed to 3,680 which is a reduction of 60.77%.

For more information on small sites in London Borough of Redbridge, please click here.

9 9,380 2018 "Examination in Public" London Plan
10 year small sites housing target

16 3,680 2019 "Intend to Publish" London Plan
10 year small sites housing target. (Table 4.2 in the "Intend to Publish" version of the new London Plan)

18 26.12% 2019 "Intend to Publish" London Plan
Percentage of homes to be delivered on small sites

13 60.77% Reduction in Small Sites targets
Comparison between ITP and EIP targets

24 -5,700 Reduction in Small Sites Targets
Total reduction in quantity of homes to be delivered on small sites between EIP and ITP versions of the plan

24 55.69% Percentage of borough included within policy H2
Percentage of total borough area which is included within new London Plan (Intend to Publish version) Policy H2, paragraph 4.2.5 zone, ie. within 800m of a station or town centre, or PTAL 3 or more.

15 1.17 Density of homes to be delivered within London Plan Small Sites zones
Density of homes per hectare, limited to area included within new London Plan (Intend to Publish version) Policy H2, paragraph 4.2.5 zone, ie. within 800m of a station or town centre, or PTAL 3 or more.

8 2.99 Density based on 2018 London Plan small sites targets
Homes / hectare, including areas of borough only covered by Policy H2, paragraph 4.2.5, ie. PTAL 3+ or within 800m of station or town centre.

6 1.81 Additional homes per hectare required to achieve London Plan 2018 targets compared to 2019 targets
Based on London Plan targets, and small sites zones as defined by Policy H2, paragraph 4.2.5 zone, ie. within 800m of a station or town centre, or PTAL 3 or more.

11 3,142 Area of borough included within Policy H2, paragraph 4.2.5 zone
Policy H2 of the Intend to Publish London Plan defines areas appropriate for small site development (ie. 0.25ha or less) as having a PTAL of 3 or higher, or within 800m of a station or a town centre boundary.

2 554.99 Area of Green Belt within Small Sites Policy H2 Zone
The total area, in hectares, of land which is both designated green belt and within the London Plan small sites policy H2 zone, ie. within 800m of a station, town centre, or with PTAL 3 or greater

6 26.88% Percentage of Green Belt within H2 Zone
Percentage of total green belt area which also falls within the London Plan Small Site Policy H2 zone (ie. 800m from station, town centre or with PTAL 3 or more)

Housing Delivery Test

Redbridge's required number of new homes between 2016 and 2019 was 3,370. In this period it actually delivered 3,370 new homes, resulting in a Housing Delivery Test measurement of 100%.

Redbridge will now need to revisit its local plan to identify a 20% 'buffer' of additional land within its five-year housing pipeline.

2018 Results

2019 Results

None

Action Plan

Buffer

Presumption in Favour of Sustainable Development

Note that the above maps exclude both Mayoral Development Corporations for clarity. See the ranking tables below for the performance of these entities.

18 100.00% NPPF Housing Delivery Test 2019: Score
Percentage of homes delivered compared to number required, for period 2016-19 inclusive, as described by NPPF Housing Delivery Test

17 3,370 NPPF Housing Delivery Test 2018: Number Required
Total number of new homes required in period 2015-2018, as defined by the government's 2018 Housing Delivery Test measurements

1 160.43% Change in Housing Delivery Test Results 2018 to 2019
Percentage change in results between 2018 - 2019

29 1,294 NPPF Housing Delivery Test 2018: Number Achieved
Total number of new homes achieved in period 2015-2018, as defined by the government's 2018 Housing Delivery Test measurements

33 38.40% NPPF Housing Delivery Test 2018: Score
Percentage of homes delivered compared to target

14 239.18% Comparison of Housing Delivery Test (required) / London Plan Housing Targets (2019 ITP)
Percentage of homes required to be delivered under the 2018 Housing Delivery Test (four year period, from 2015-2018 inclusive) compared to the Intend to Publish version of the London Plan (annualised figures for four year period).

Planning Policy

6 15 March 2018 Local Plan - Date of Adoption
Date of current (or at least, most recent) Local Plan adoption, based on Planning Inspectorate information. See source for date

25 28 Months since Local Plan adoption
Number of months that have elapsed since the LPA's Local Plan was adopted

Planning Appeals

10 87 Planning Appeals Decided - 2018-2019
Total number of planning appeals decided between April 2018 and March 2019

7 33 Planning Appeals Allowed - 2018-2019
Total number of planning appeals allowed between April 2018 and March 2019

6 37.93% Percentage of Planning Appeals Allowed
Percentage of planning appeals allowed in period April 2018 to March 2019

House Prices

24 £76,375 Median House Price, end of December 1997
Median cost of market-sale housing, excluding sales below market value (eg. Right to Buy), sales below £1,000 and sales above £20m

23 £420,000 Median House Price, end of December 2017
Median cost of market-sale housing, excluding sales below market value (eg. Right to Buy), sales below £1,000 and sales above £20m

17 549.92% 10 Year House Price Increase
Percentage increase in median house price between December 1997 and December 2017

19 414.79% Ratio of house prices to median earnings, 1997
Ratio of house prices to median earnings, based on 1997 data

20 1,438.90% Ratio of house prices to median earnings, 2017
Ratio of house prices to median earnings, based on 2017 data

24 28.83% Change in house price to median earnings ratio, 20 year period
Percentage change in house price / median earning ratio in 20 year period from 1997 to 2017

Housing Stock

20 106,978 Housing Stock (2020)
2020 projected total housing stock

14 16.50% Housing Stock (Increase, 2020-2030)
Projected increase in housing stock 2020 - 2030

27 32.55% Flats as percentage of total dwellings
Number of flats within each borough expressed as a percentage of total housing stock, based on VOA data

28 14.25% Percentage of 1 bed homes
Percentage of total number of dwellings which have one bedroom (including houses and flats)

20 101,790 Total number of dwellings
Total number of dwellings within borough, based on VOA data

32 24.70% Percentage of 2 bed homes
Percentage of total number of dwellings which have two bedrooms (including houses and flats)

30 38.94% Percentage of 1 or 2 bed homes
Percentage of total number of dwellings which have one or two bedrooms (including houses and flats)

11 426,300 Total number of habitable rooms
Total number of habitable rooms for all residential property types, assuming the following: 1 bed = 2 habitable rooms, 2 bed = 3 habitable rooms, 3 bed = 5 habitable rooms, 4+ bed = 6 habitable rooms

15 119.58 Density of Habitable Rooms
Habitable rooms per hectare for all property types, assuming the following: 1 bed = 2 habitable rooms, 2 bed = 3 habitable rooms, 3 bed = 5 habitable rooms, 4+ bed = 6 habitable rooms, excluding green belt and metropolitan open land

16 53 Council homes sold under Right to Buy, 2018
Total number of council homes sold under Right to Buy during 12 month period covering 2017/18

18 -53 Net number of Council homes
This formula deducts the total number of homes sold under Right to Buy from the number of council homes completed in the same period

6 17.39 Density of Family Homes
Number of family homes (assumed with three bedrooms or more) per hectare, excluding green belt and metropolitan open land

Rents

26 £1,250 Median Monthly Rental, 2019
12 months to Q1 2019

10 47.06% Increase in Median Monthly Rental, 2011 - 2019
Percentage change in median monthly rents, all categories, for period between 12 months to Q2 2011 to 12 months to Q1 2019.

Vacant Dwellings

19 1,735 Number of Vacant Dwellings
Total number of vacant dwellings, based on 2018 data

18 1.62% Vacant Dwellings as Proportion of Housing Stock
Percentage of total housing stock (2020 estimate) which is defined as "vacant" by MHCLG methodology, based on 2018 figures

Brownfield Land

6 128 Area of Brownfield Land
Total area of brownfield land, in hectares, based on CPRE data

9 3,844 Projected Homes on Brownfield Land
Area of brownfield land multiplied by average borough housing density (based on 2020 housing projections), excluding green belt and metropolitan land. Note that this figure provides the potential additional dwellings based on existing densities rather than projected increases in density

11 19.42% Comparison Against London Plan EIP Housing Targets
Compares the potential development capacity on brownfield land against the London Plan (Examination in Public) housing targets. Note that a comparison against small sites targets is not useful as the brownfield registers might include large sites which exceed 0.25Ha and therefore do not count as "small sites" under the Policy H2 definition

21 99.50% Percentage of new homes consented on brownfield land
For period 2016/17

Golf Courses

7 270.53 Area of Golf Courses in Borough
Total area, in hectares, of all golf courses within the borough. Where a single golf course crosses a borough boundary, only the area that falls within it is counted

3 4.80% Percentage of Borough Occupied by Golf Courses
Total percentage of borough area which is occupied by golf courses. Where a single golf course crosses a borough boundary, only the area that falls within it is counted

6 8,118 Potential Housing Capacity of Golf Courses
Taking the prevailing housing density for the borough, this shows the total potential capacity of the borough's golf courses have to provide housing. These areas include green belt, which would not be eligible for development, but as this is a slightly mischievous exercise it doesn't hurt to explore the idea

19 1.44 Area of Golf Courses not in Green Belt
Total area, in hectares, of golf courses which do no lie within designated green belt

19 43 Housing Capacity of Golf Courses not in Green Belt
The potential capacity for areas of golf courses which do not sit within designation green belt. There may be other protections (eg. Metropolitan Open Land) which apply, but which are not included within the data. For this data existing housing density has been calculated by excluding green belt land, but not MOL, as most golf courses that do not occupy green belt are otherwise designated as MOL

Homelessness

11 7,172 People living in temporary accommodation
As of March 2019

13 26 People Sleeping Rough
As of Autumn 2018

11 7,198 Total Number of Homeless People

10 2.37% Percentage of Population Homeless
Estimate based on December 2019 figures (temporary accommodation) and Autumn 2018 estimate (rough sleepers)

14 5,408 Households on council housing waiting lists
Total number of households on council housing waiting list

Demographics

2 41.04% Percentage of total borough population classified as Asian
Percentage of total borough population falling within Asian classification, according to ONS

5 53.42% Percentage of Total Borough Population as BAME
Percentage of total borough population falling within BAME (including Asian, Black, Mixed / Other) according to ONS classifications

Car Ownership

9 105,148 Number of licensed vehicles (cars only), 2018
Total number of licensed vehicles, by borough, 2018

6 12.06% Change in number of licensed vehicles (cars), 2004 - 2018
Percentage change in number of licensed vehicles (cars only), 2004 - 2018

14 0.35 Number of licensed cars per head of population, 2018
Number of licensed vehicles (cars only) in 2018, divided by total borough population for the same year

20 18.64 Vehicle density
Number of licensed vehicles (cars only) per hectare, 2018 figures

14 0.91% Change in Car Ownership by Head of Population
Percentage change in car ownership per head of population in period between 2013 and 2018.

Coronavirus

For more details on confirmed Coronavirus cases within each borough, please click here.

13 1,105 Number of confirmed cases of coronavirus
Total number of cases to date

16 0.36% Percentage of borough population with confirmed case of coronavirus
Total number of cases to date

13 20.51 Confirmed cases of Coronavirus by density (including green space)
Number of confirmed cases of coronavirus divided by population density, including areas designated as green belt or metropolitan open land

13 12.96 Confirmed cases of Coronavirus by density (excluding green space)
Number of confirmed cases of coronavirus divided by population density, excluding areas designated as green belt or metropolitan open land

24 0.20 Confirmed cases of Coronavirus per hectare (including green space)
Total number of confirmed coronavirus within each borough divided by total borough area, including green belt and metropolitan open land

19 82.90 Deaths Involving COVID-19 by Borough
Total number of deaths attributed to Coronavirus, by borough. See source for dates

19 0.31 Confirmed cases of Coronavirus per hectare (excluding green space)
Total number of confirmed coronavirus within each borough divided by total borough area, excluding green belt and metropolitan open land

22 1.47 Density of Coronavirus Deaths (per 100 hectares)
Number of deaths due to Covid-19 per 100 hectares, including green belt and MOL

22 0.27 Coronavirus Deaths by Population (per 1,000)
Number of deaths due to Covid-19 per 1,000 people

Air Quality

21 13.30 Air quality, Particulates
Population weighted average concentration of PM2.5 (µg / m3), calculated for males and females and 5 year age groups separately,weighted average

25 32.40 Air quality, NO2
Population weighted average concentration of NO2 (µg / m3), calculated for males and females and 5 year age groups separately, weighted average