FREQUENTLY ASKED QUESTIONS

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 CCP Pepper recently acquired the land at 49-59 Millharbour with a view to creating a mixed-use scheme containing 62 new social rent homes, 918 student accommodation units, community space together with new play space and improved public realm. The development will contain 48% affordable habitable rooms with the London School of Economics & Political Science (“LSE”) operating the 35% affordable PBSA beds within an overall 51% nominations agreement and Clarion Housing Association (“CHA”) operating the new affordable homes within the development. 

 Planning approval was granted in January 2018 for a mixed-use scheme at 49-59 Millharbour containing 319 residential units (of which only 34 or 16% were affordable) together with ancillary commercial accommodation and public realm improvements in two buildings ranging from ground + 26-30 storeys. CCP Pepper plan a reduction in the overall height of the development, an increase in the overall delivery of affordable housing across the scheme to 48% (on a habitable room basis), new play space and improved public realm as well as community space, in a development in three buildings ranging from ground + 13-27 storeys. 

The key benefits of the scheme are as follows:

- Providing 62 new social rent C3 affordable homes, of which a large number would be family units. 

- Providing 918 PBSA beds which would be operated by the London School of Economics & Political Science (LSE)

- Reduction of scheme height with residential units delivered across three buildings ranging from ground + 13-27 storeys

- Creating over 150 sqm of community space

- Delivery of over 800 sqm of new quality play space with dedicated spaces for younger children and teenagers accessible to the wider community

- Creating over 3,000 sqm of new public realm including improvements to widen Pepper Street, creating two major areas of open spaces linking across Pepper Street and improving the linkages with the Docks. 

- Enhanced cycle routes and safer, more accessible pedestrian thoroughfare improving connectivity in the area

- Overall, the scheme would deliver 48% affordable housing by habitable rooms across the totality of the housing provided.

- Excellent sustainability credentials minimising CO2 emissions by re-using existing structures and building for durability and adaptability

- A package of CIL and S.106 payments to fund a wide range of necessary infrastructure required locally and borough-wide that could be used to improve local education, transport and health assets.

The new buildings will be thoughtfully designed to blend with the surrounding streetscape, featuring rich, warm tones that reflect the local architecture. A strong residential character will be maintained through carefully selected materials and details.

The landscape proposals aim to create a vibrant and attractive public realm with well-connected spaces linking Millharbour to Millwall Inner Dock. The public realm will prioritise pedestrians while accommodating cyclists and service vehicles. The design will seamlessly integrate existing and new buildings using a high-quality, timeless materials palette.

Key features include two extensive play areas with inclusive, sensory, and traditional play elements, streetscape improvements to Pepper Street with tree planting and seating, and enhanced greenery to strengthen Millharbour’s character and connect the scheme to the surrounding landscape.

Whilst the final designs are still being developed, we expect a range of materials including brick, precast concrete and decorative metalwork will be used in the design.

The development contains 48% affordable habitable rooms with the London School of Economics & Political Science (“LSE”) operating the 35% affordable PBSA beds within an overall 51% nominations agreement and Clarion Housing Association (“CHA”) operating the C3 residential dwellings within the development.

The proposed unit mix of the 62 proposed homes is as follows:

- 1 Bedroom: 13 homes, (21%)

- 2 Bedroom: 20 homes, (32%)

- 3 Bedroom: 29 homes, (47%)

All the C3 Residential Units (228 habitable rooms) will be affordable housing with 47% of the units being family accommodation

Each social rented apartment will include a private balcony, accessible from the main living space. Residents will also benefit from the newly enhanced public realm right on their doorstep. Additionally, an internal lobby and seating area at ground level will provide a welcoming space overlooking the playground.

The student accommodation will offer shared amenity spaces, including breakout areas, study and meeting rooms, and flexible leisure spaces designed to support both academic and social activities.

 The proposed unit mix of the 918 PBSA beds is as follows:

- Cluster beds: 468 (51%)

- Studio beds: 450 (49%)

35% (321 beds) of the PBSA beds will be affordable.

The two student buildings will share internal amenity space, including work spaces, TV rooms, shared kitchen / dining facilities, games rooms, gyms and laundry facilities. There will also be a 1st floor terrace which will be well screened to provide students with some dedicated external amenity space.

Just over 10% of the new homes will be wheelchair accessible / adaptable. 5% of the student beds will be accessible, with a further 4% to be adaptable.

A dedicated community space will be located on the ground floor of one of the blocks, seamlessly integrated with the surrounding landscape to enhance accessibility and engagement.

Yes. We will also be operating a training and apprenticeship scheme on the site, employing apprentices through the construction phase. We will ensure that a proportion of these apprenticeship opportunities are given to talented young people from Tower Hamlets. 

CCP Pepper and its development team will work with Tower Hamlets Council to both to minimise disruption during construction and to create employment and training opportunities. Construction of the development should create over 400 FTE construction jobs.

We are currently undertaking a phase of pre-submission consultation. Following feedback received from this exercise and from key stakeholders both at Tower Hamlets Council, the GLA, TfL, the Met Police and from within the local community these plans have been updated to incorporate much of the feedback received earlier this year.  

The planning application is expected to be submitted in Spring 2025.

Your views are of vital importance for us at this phase of our consultation. We would like to hear from as many of you as possible and welcome your feedback through our feedback forms or email address. 

All feedback received during the consultation, either in writing or in person, will be considered carefully by the project team during the finalisation of the final development proposals and will be addressed in the Statement of Community Involvement that accompanies the Planning Application.

The purpose of the public engagement is to elicit views and receive feedback from the public for the redevelopment plans and it is expected that suggestions will emerge that may improve the scheme. As such, all comments received during the consultation will be carefully considered as final development proposals are drawn up and changes may be made.

We are required to balance the underdeveloped nature of the site with the impacts that its redevelopment may have on the local community. We have assessed the daylight/sunlight impact of the development in accordance with the guidelines set out by the Buildings Research Establishment. As a result, the massing has been distributed within an accessed envelope that negates negative impacts on daylight and sunlight to neighbouring properties. 

This information will be made available for residents to view and CCP Pepper will be happy to explain the contents of it once it is available.

The proposed new development will be car free, except for blue badge parking and some servicing and maintenance bays to service the three buildings. Parking spaces on site that are owned by local businesses will be retained and moved into the basement if they were previously above ground.

There will be three key servicing bays around the site, one for each of the blocks. There will also be a few maintenance / servicing / drop-off parking bays within the basement for the two student buildings.

There will be dedicated secure cycle stores for each of the buildings. The student ones will have cycle parking within the basement, whereas the affordable homes will have a bike store at ground floor. There will also be plenty of visitor cycle parking stands within the public realm and next to the entrances of the new buildings.

The whole scheme should take around 36 monthsfrom start to finish.

Our proposals feature strong sustainability credentials and will incorporate energy-efficient heating and ventilation systems, along with high-performance building fabrics to minimise energy demand. The buildings are designed to maximise natural daylight, enhancing both energy efficiency and occupant well-being. The scheme is targeted to achieve a BREEAM Excellent rating.

Construction hours will be limited by the London Borough of Tower Hamlets as follows:

- 8am to 6pm Monday to Friday 

- 8am to 1pm Saturdays 

Yes, at appropriate times

A construction management plan will be implemented to minimise disruption during the construction phase and outline the programme for construction works. This would be a condition of any permission received and would be formulate in close liaison with LB Tower Hamlets transport team.

There will be no night-time working during construction.

During the construction phase of the development careful consideration will be given to minimise the disruption to residents as much as possible.

· Working hours for the construction works will be restricted to those agreed with the planning officers.

· Safety is paramount. The site will be fully hoarded to ensure no unauthorised access or injury to a member of the public.

· The main contractor will provide 24-hour security to the site.

· The main contractor will carefully manage deliveries to and from the construction site. Deliveries will be allotted time slots, which will be in normal working hours, and lorries will be held at a distance from the site until required during demolition and excavation.

· A residents’ liaison committee will be set up comprising of the developer, the main contractor, residents’ associations and any individual residents and local businesses affected.

· We will be using a main contractor who will be a member of the ‘Considerate Contractors Scheme’ (CCS).

· Construction methods will be used to reduce noise and dust generation where possible.

Our current timetable of development is as follows: