Key Points
- BexleyCo plans to demolish Erith Post Office and replace it with a mixed three- and six-storey building with 33 flats.
- The development includes one one-bedroom, 24 two-bedroom, and eight three-bedroom apartments.
- The locally listed 1933 brick façade will be preserved and integrated into the new building.
- Two commercial units are proposed on the ground floor, with the possibility of accommodating a Post Office.
- Plans include a communal courtyard and roof terrace with views over the Thames.
- Bexley Council’s Planning Committee will review the proposal on 13 November, with planning officers recommending approval.
- Despite council aspirations for 50% affordable housing, none is included due to projected financial losses.
- Initial viability assessments predicted a £1.5m loss; a later review reduced losses to £113,000 but still ruled out affordable housing.
- Councillor Chris Ball criticised the omission of affordable housing as a “clear breach of policy.”
- Eight residents objected due to loss of the Post Office, building height, and parking concerns.
- The Bexley Civic Society objected over impact on Erith’s Riverside Conservation area and the loss of a distinctive curved brick wall.
What Are the Plans for Erith Post Office According to BexleyCo?
As reported by local media, BexleyCo, the council-owned housing developer in Bexley, has announced plans to demolish Erith Post Office and replace it with a new residential and commercial building. The proposed structure will be part three, part six storeys tall. It will contain 33 flats in total: one one-bedroom apartment, 24 two-bedroom flats, and eight three-bedroom units.
The new development will retain and integrate the locally listed brick façade of the Post Office, which was originally built in 1933. According to the proposal, there will also be two commercial units on the ground floor at the corner of Erith High Street and Bexley Road, potentially including space for a new Post Office outlet.
How Will Residents Benefit from the New Building’s Design?
The development plans submitted by BexleyCo also include features aimed at enhancing resident amenities. These include a spacious communal courtyard and a roof terrace with views over the River Thames, providing outdoor space and scenic vistas for future occupants as highlighted in the council’s plans.
Why Is There No Affordable Housing in the Erith Post Office Development?
The absence of affordable housing units has drawn criticism. According to BexleyCo and council planners, the proposed scheme cannot provide affordable homes without incurring financial losses. A financial viability assessment submitted with the planning application in June forecasted the project would leave Bexley Council £1.5 million in deficit after all units were sold.
Following a more recent review in August, this predicted loss was reduced to £113,000, but the conclusion remained that affordable housing was financially unfeasible. This justification has been upheld by the council’s planning officers, who still recommend the scheme for approval despite it not meeting the council’s target of 50% affordable units in new developments.
What Criticism Has Erith Councillor Chris Ball Voiced About the Proposal?
Erith Councillor Chris Ball has spoken out against the lack of affordable housing. As quoted by local news outlets, he described the omission as a “clear breach of policy” and expressed concern that it sends a “deeply concerning message.” He emphasised the sustained demand for affordable homes both in London generally and in Bexley specifically:
“My most significant concern, and one that is consistently raised by constituents, is the complete absence of affordable housing in this proposal,” Mr Ball stated. “The planning statement’s assertion of ‘100 per cent private housing due to viability concerns’ is not an acceptable justification when weighed against the overwhelming need for affordable homes.”
What Are Residents Saying About the Proposed Redevelopment?
There have been eight formal objections from local residents. Their concerns focus on several issues, including the loss of the current Erith Post Office facility, the proposed building’s height, and insufficient parking provisions. These objections highlight community resistance to both the demolition and the scale of the new development.
Can the New Commercial Units Host a Post Office?
Bexley planners have indicated that the proposed commercial units on the ground floor could potentially accommodate a Post Office. However, they clarified that it is ultimately the Post Office organisation’s decision whether to take up this commercial space or relocate a branch there, leaving some uncertainty about the future presence of a Post Office on the site.
What Are the Concerns of the Bexley Civic Society?
The Bexley Civic Society has formally objected to the plans for Erith Post Office on conservation grounds. They argue the scheme would negatively affect the Riverside Conservation area in Erith. A particular point of criticism is the proposal’s failure to preserve a distinctive curved brick wall to the north of the existing building, which the society considers a unique and defining element of the townscape.
When Will Bexley Council Decide on the Planning Application?
Bexley Council’s Planning Committee is scheduled to consider the proposal on 13 November. Despite the significant concerns raised by councillors, residents, and heritage groups, planning officers have recommended the application for approval, prioritising the scheme’s viability and broader regeneration potential over affordable housing provision.
