Building new homes for Marks Gate

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An artist's impression of the new development alongside Padnall Lake

We have now submitted a planning application for new homes on the land alongside the A12 at Marks Gate.

Our vision is for a new part of Marks Gate where people and nature come together. The aim is to create an area of modern homes as well as biodiversity and play, for walks, sports and cycling, in a much-improved environment.

The key features are:

  • more than 250 high quality, affordable council-owned homes
  • energy efficient with a sustainable power source
  • alongside the southern edge of the site to maximise green space and create a sound buffer
  • improved landscaping and biodiversity – with a new linear park and children’s play areas
  • better connection to Chadwell Heath with an improved, safer entrance to the underpass
  • built using modern construction methods to reduce disturbance and improve sustainability

The plans have been developed following initial consultation with local residents.

We submitted a planning application to the Council at the end of August. You can see it on the Council's website. The application number is 20/01686/FULL , and you can type in the postcode which is RM6 5ER.

Find out more!

  • Watch our new video which introduces the application we have made
  • Take a look in more detail – you can download the plans
  • Find out more - read our commonly asked questions or ask questions of your own
  • Register to receive our newsletters. Sign up to keep up-to-date with what’s happening when, at the top right corner of this page


We have now submitted a planning application for new homes on the land alongside the A12 at Marks Gate.

Our vision is for a new part of Marks Gate where people and nature come together. The aim is to create an area of modern homes as well as biodiversity and play, for walks, sports and cycling, in a much-improved environment.

The key features are:

  • more than 250 high quality, affordable council-owned homes
  • energy efficient with a sustainable power source
  • alongside the southern edge of the site to maximise green space and create a sound buffer
  • improved landscaping and biodiversity – with a new linear park and children’s play areas
  • better connection to Chadwell Heath with an improved, safer entrance to the underpass
  • built using modern construction methods to reduce disturbance and improve sustainability

The plans have been developed following initial consultation with local residents.

We submitted a planning application to the Council at the end of August. You can see it on the Council's website. The application number is 20/01686/FULL , and you can type in the postcode which is RM6 5ER.

Find out more!

  • Watch our new video which introduces the application we have made
  • Take a look in more detail – you can download the plans
  • Find out more - read our commonly asked questions or ask questions of your own
  • Register to receive our newsletters. Sign up to keep up-to-date with what’s happening when, at the top right corner of this page


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    Are you going to build a new primary school, as the two schools on the estate are already full.

    Timmy asked about 1 month ago

    We have spoken to Rose Lane Primary School and understand that they already have plans to expand.

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    How can I apply for this

    Funmi asked about 2 months ago

    It’s important to note that we expect these properties to be available for letting no earlier than 2023.

    There are two different types of properties.  To apply for the properties with the lowest rents (we call these London Affordable Rents which basically means you pay the same as you would for equivalent council properties) you will need to be on the council’s housing register.  

    The other homes (at Affordable Rents, which are at 80% or local market rents) will be let through the Council’s housing organisation called Reside.  You can email them to register your interest at  enquiries@bdreside.co.uk

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    There is growing concerns around many current residents that encouraging cycling and walking is good, but again traffic is horrendous already on the estate and with a large number of new homes, poor public transport and the need for cars to get to work, parking needs to be considered again and not just fobbed off as the rules of the Mayor of London.

    5 months ago

    We have approached Transport for London (TfL) formally to discuss the development and also the Whalebone Lane/ A12 junction traffic, as some feedback received anecdotally has suggested the traffic lights are out of sync, adding to the traffic problems in the area. Unfortunately, the control of this aspect is with TfL, and as such Be First can only continue to raise the issue of traffic on Marks Gate.

    Within the proposed development, we anticipate over 120 new car parking spaces to be included, this would provide approximately 50% of new properties with parking spaces. Our Transport Consultant has undertaken a recent parking survey in the local area surrounding the proposed development to assess the unrestricted spaces. Their report states that during the over night survey, approximately 38% spare capacity was identified on Padnall Road, and 41% spare capacity was identified on Longhayes Avenue.

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    I have raised questions about local people having the chance to access the new properties. How do you apply online and what are the rents if the scheme is approved?

    5 months ago

    We intend to provide two property tenures at the following rents:

    • London Affordable Rent (a rental rate which is set by the GLA and is not market dependent)

    1 bedroom properties start at £159 per week, 2 bedroom £168 per week, 3 bedroom £178 per week.

    • Affordable Rent (this is charged at 80% of the market rate)

    Current rates are or 1 bedroom properties £166 per week, 2 bedroom £185 per week, 3 bedroom £230 per week.   Rents for Affordable rental properties depend on the market rates, so these rental rates may change in the future as they were taken from a market report commissioned in November 2019.

    The London Affordable Rent properties will be available via the council’s Choice Lettings system to people on the Housing Register.  For the Affordable Rent people will need to register with Reside.   There is a link in the top right hand corner to register. See here.

    For all forms of tenure including Shared Ownership, we are still working with the council to look to include some fair measures to assist local residents when applying or purchasing.


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    1. What are the exact plans for the improvement of Padnall Lake and its upkeep. Will it be maintained and policed properly as council now do a very bad job of it? The lake now floods as sluice gate are not cleaned. Items dumped into lake, general litter and graffiti etc. 2. Are you going to have a Warden/Ranger team? I would suggest it is a good idea. 3. What are the Council refuse/street cleaning guarantees. Council does a very poor job indeed of street cleaning in this area and just about maintains bin collection, will the area become an eyesore? 4. Buses! As Matt said below, we can barely get on the buses at peak times now! Please remember we only have one bus route (66) on the A12 that serves us in both directions, every 10 minutes at best! We WILL need to have an enhanced service to deal will the potential of hundreds of extra passengers!!

    Grin asked 8 months ago

    The precise plans are still to be determined and we will be working with residents to decide this.  In fact, we will be running two workshops for residents to  look at the improvements to Padnall Lake and the open spaces in particular, on 17 March. They will be at 1.30 – 3pm or 6.30 – 8pm. If you would like to get involved please let us know which session you would like to attend. Email us at community@befirst.london or call 020 3372 0707.

    We agree with you that the maintenance is very important and we will be talking to residents and working with colleagues at the council (who run the Rangers service) to consider how best to do this.

    We will also be liaising very closely with the council to ensure that the bin collection to the new properties is taken care of and that general standards of cleanliness are maintained.

    On buses, we will employ a transport consultant to advise on appropriate measures to mitigate any additional congestion.  Once we have a plan we will refer it to Transport for London (TfL) for comment.  TfL is responsible for public transport matters such as buses.  If TfL feel there is need to ask for contributions towards improvements to bus services they will do so and we will negotiate with them on this point. We also hope to enhance the paths and to encourage more use of sustainable transport, such as cycling, walking and to improve the subway to the estate under the A12.


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    Of the total land contained within the bounds of the development, how much will go from public space to private space? What are the dimensions in decimal values and percentages? What ecological surveys have been carried out to back up the statements on environmental impact? Have air quality measurements been taken to ensure new builds backing onto the A12 are within both legal and WHO recommended limit? What extra transport has been planned for this. I'm aware that new 5 year contracts came in for the bus routes recently meaning I suspect no changes until 2024 at the earliest and therefore the already crowed peak time routes will be unable to cope. Is this the case? What additional community facilities such as school, medical and youth support will be added and is there clear long term budget to support any promises or proposals?

    Matt asked 9 months ago

    At the moment we’re not able to specify the quantities of land allocated to public and private spaces, as we are so early on in the design process with our architects. We would aim to have approximate answers to this at our first public consultation in February. Our aim is to maximise the public space on the development whilst balancing this with the affordable housing need.

    It’s worth adding that the Mayor of London specifies a minimum area of dedicated play space based on the types of home proposed.  Based on the number and type of homes that the council has asked us to build, we expect to provide around 1,700 square metres of dedicated play space in this development.

    So far, we have conducted preliminary arboriculture and ecology surveys. We will need more detailed surveys to establish the exact environmental enhancements that may be needed depending on how the designs evolve.

    We intend to conduct an Air Quality Assessment in the near future and use the data and recommendations to inform specific air quality measures required in this development. We’re acutely aware of the air quality in this area along the A12 and any housing built immediately adjacent to the A12 will be designed with this in mind.

    On transport, we will employ a Transport consultant to advise on appropriate measures to mitigate any additional congestion.

    Once we have a plan we will refer it to Transport for London (TfL) for comment.  TfL is responsible for public transport matters such as buses.  If TfL feel there is need to ask for contributions towards improvements to bus services they will do so and we will negotiate with them on this point.

    We also hope to enhance the paths and to encourage more use of sustainable transport, such as cycling, walking and to improve the subway to the estate under the A12.

    Cycle parking will be provided in-line with the GLA standards.

    Through the planning system, there is a mechanism for us to pay what’s known as the Community Infrastructure Levy to the council to provide support for things like schools, health centres and transport improvements (in fact for anything that is on the council's list). The amount is determined by the floorspace in the development.

    And, we have been talking to the local school and also to the local GP and health providers to underline that there may be additional demand on their services.  We will continue to talk to them to keep them involved throughout, and to allow them to prepare accordingly.

    We also plan to provide community space as part of the development.  We are open to what this might be, and a lot of residents talked about youth facilities at our meet the team event.  How this might be financed in the long-term, will of course depend on what use is agreed.


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    There is currently only 2 road access to the Marks Gate community- Whalebone Lane North and Hainault Road. These are roads are already very congested as it is serving the Marks Gate, collier row and hainault areas. How will these new developments impact the traffic and what is being done to ease the flow if traffic.

    Saud asked 9 months ago

    In the next few weeks we will employ a transport consultant to look at the issue and advise on appropriate measures to mitigate any additional congestion.  We also hope to encourage more use of sustainable transport, such as cycling, walking and to improve the walkway to the estate under the A12. 


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    Hello there! As residents of the near by area that you are trying to mess up with we will like to know how are you going to deal with all the birds that are here for 8 to 9 months a year and use that space for pasture, and to be straight with you the space look very good as it is, and we are not interested in having this already overcrowded neighbourhood packed up even more! If you are looking for space to build I think there is plenty up and down from Mark's Gate that now is overgrown! This space that you want to mess with belongs to the residents that and the kids that need a space to play! Or you want to build the houses, draw some fencing and then get the no ball game signs, no dogs aloud and after that if any kids want to play around some grumpy residents to call the police... So the green is good as it is and you and all the useless labour politicians can take hands of it!!

    Dorel asked 11 months ago

    Our intention is to try to improve the quality of the green spaces and the Lake, at the same time as addressing the shortage of housing in Marks Gate. Affordable new homes are badly needed in the area, but we believe that if we're creative we can create better habitats for birds and wildlife and better play areas for the children too.  We'd welcome residents thoughts and suggestions about how we can do this best.