Key Points
- Planning Approval Granted: Barking and Dagenham Council has approved the initial phase of a masterplan to redevelop Crowlands Heath Golf Course in Essex into a major residential project.
- 300 Homes Approved: The initial green light covers 300 flats situated on the Dagenham side of the boundary.
- Cross-Borough Boundary: The full development encompasses 1,298 flats, but the land straddles two local authority boundaries.
- Havering Sign-off Pending: Reform-controlled Havering Council must still approve planning permission for the remaining 998 homes located within its boundary before construction can proceed across the entire site.
- 100% Affordable Housing: Developer Homes for Life plans to deliver a 100 per cent affordable scheme consisting of social housing and key worker units.
- Public Infrastructure Included: The masterplan includes commercial spaces, community facilities, sporting areas, and large tracts of publicly accessible open space.
- Multi-Disciplinary Team: The project involves planning consultant Be First, architect Assael, project manager Silver, civil engineer Price & Myers, MEP and sustainability consultant Watermans, and landscape architect Exterior Architecture.
Dagenham (East London Times) October 20, 2026 – A major redevelopment proposal to construct almost 1,300 homes on an Essex golf course has secured its first major planning hurdle. Planning officers and committee members at the Labour-controlled London Borough of Barking and Dagenham have officially recommended and granted approval for the portion of the scheme situated within their administrative area. The overall masterplan at Crowlands Heath Golf Course comprises 1,298 flats alongside commercial and community infrastructure. However, because the land straddles the border with neighboring Havering, the full project remains dependent on a secondary sign-off from Havering Council.
What Are the Details of the Approved Crowlands Heath Scheme?
The initial approval granted by Barking and Dagenham Council clears the way for 300 residential units on the Dagenham section of the site. As reported by Tom Lowe of Building, affordable housing developer Homes for Life has designed the development to integrate commercial units alongside residential accommodation to support local economic activity.
In their formal assessment presented to committee members, planning officers noted that the proposed structures meet required design benchmarks for the location. As highlighted in the report by Building journalist Tom Lowe, planning officers stated:
“The proposed residential and commercial buildings are of a high-quality design and appearance and suitable within the wider character of the area”.
Officers further outlined the social and civic additions linked to the planning application. According to the planning document cited by Lowe, officers stated:
“The development would deliver several key benefits including: 100% affordable housing comprising social housing and key worker housing; large areas of publicly accessible open space onsite; sporting and recreational facilities for the whole community”.
The professional project team working on the scheme brings together a range of urban design, engineering, and consultancy practices. Planning consultancy services are being directed by Be First, an arms-length regeneration company owned by Barking and Dagenham Council. Architectural design is being handled by Assael, with project management provided by Silver. Structural and civil engineering requirements are led by Price & Myers, while building services, MEP, and environmental sustainability strategies are overseen by Watermans. Exterior Architecture has been appointed as the landscape architect for the project.
Why Does the Development Require Approval From Two Separate Councils?
The site at Crowlands Heath Golf Course is geographically complex because it crosses municipal border lines. While Labour-controlled Barking and Dagenham Council holds the freehold ownership of the golf course, the majority of the physical acreage sits within the neighboring borough of Havering.
Because local planning jurisdictions are strictly demarcated by municipal borders, Barking and Dagenham Council only possesses the statutory authority to grant planning consent for the 300 homes falling within its administrative boundary. The remaining 998 homes, along with associated infrastructure on the Havering side, fall under the planning jurisdiction of Reform-controlled Havering Council.
Under UK planning law, a cross-boundary scheme of this nature cannot commence physical construction as a single unified masterplan until both administrative bodies have formally issued planning approval for their respective sections. Havering Council’s planning committee will need to evaluate and vote on the planning application for the larger portion of the site before developer Homes for Life can begin work on the overall project.
Background of the Development
Crowlands Heath Golf Course has long served as a local leisure destination in east London, offering a nine-hole golf course and driving range facility on land owned by the local authority. Over recent years, growing pressures on urban housing supply across Greater London have prompted local councils to evaluate municipal land assets for potential residential development.
Barking and Dagenham Council has prioritized urban regeneration and affordable housing targets across its portfolio. By partnering with specialist affordable housing provider Homes for Life and utilizing its municipal regeneration company Be First, the council sought to transform the golf course land into a high-density residential community.
The decision to designate the entirety of the 1,298-home masterplan as 100 per cent affordable housing—divided between social rent housing and key worker accommodation—was structured to address acute housing waiting lists in East London. The initial approval of the 300-home Dagenham phase represents the culmination of extensive pre-application design, environmental testing, and public consultation phases managed by the consultant team.
Predictions: How This Development Can Affect Local Stakeholders and the Regional Housing Market
The ultimate outcome of the Crowlands Heath development scheme is expected to have notable effects on local residents, key workers, and the regional planning landscape across East London.
- Impact on Key Workers and Low-Income Households: If fully realized, the delivery of 1,298 100 per cent affordable homes will provide significant relief to individuals on local housing registers and key workers—such as NHS staff, teachers, and emergency service personnel—who face rising living costs in the capital. London Local
- Impact on Local Infrastructure and Public Realm: Surrounding communities in both Dagenham and Havering will gain access to newly created public open spaces, recreational zones, and commercial amenities embedded within the masterplan. However, local residents may also monitor potential changes to local traffic flows, public transport capacity, and clinical services as new residents move into the area. Housing Today
- Political Dynamics Between Neighboring Authorities: The upcoming decision by Reform-controlled Havering Council introduces a political dimension to the planning process. Because Havering Council holds a different political leadership than Labour-controlled Barking and Dagenham, the evaluation of the remaining 998 homes will test inter-borough cooperation on major housing infrastructure projects.
- Precedent for Cross-Boundary Urban Regeneration: A successful outcome for both phases of the project could offer a model for how London boroughs co-manage large-scale cross-border developments to meet regional housing targets. Conversely, any delay or refusal on the Havering side could lead to revised masterplans or appeals, highlighting the administrative hurdles associated with cross-jurisdictional land development.
