Planning Submission

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Following extensive consultation with both the community, existing residents, local stakeholders, and key statutory consultees including planning and transport officers at the London Borough of Tower Hamlets, the Quality Review Panel, the South Poplar Community Development Panel, TfL, and the Greater London Authority, CCP Pepper has submitted a planning application to redevelop 49-59 Millharbour. Details of the the planning submission can be found on LB Tower Hamlets Council’s planning portal, where there is an opportunity to make comments.  The pages can be viewed here.

The Proposed Development will play a major role in facilitating the objectives set out in the Isle of Dogs and South Poplar Opportunity Area Planning Framework and the site allocation and will deliver a wide range of benefits, which include:

• Delivery of a scheme that optimises the use of brownfield land in a highly accessible location simultaneously delivering a significant quantum of social housing and PBSA both of which address a strategic and acute need.

• Increase in number of affordable homes on Site when compared with extant consent from 34 units to 62 units, equating to an 82% increase in affordable housing on Site.

• All affordable homes are proposed as social rent tenure which is recognised as a strategic need across London. In comparison, the extant consent only included 21 units as affordable rent representing 7% of the total units. Of these affordable units, 3% are approved as London Affordable Rent (8 units) and 4% is approved as Tower Hamlets Living Rent (13 units). The proposals (62 units) therefore increase the amount of social housing units that can be provided on site by a significant 195%.

• Nearly half of the proposed affordable residential homes are proposed as family housing (47%) which is identified as a borough wide need.   

• 918 student beds are proposed, with 450 (49%) directly let and 468 bedrooms (51%) subject to a Nominations Agreement with the London School of Economics and Political Science (“LSE”) as a Higher Education Provider (“HEI”).

• 322 student beds (35%) will be provided as affordable student accommodation and all will be included under the Nominations Agreement.

• Based on the London Plan ratio of 2.5:1, 918 student beds equates to 367 residential units. This, combined with the 62 affordable units (429 units), is a significant net gain above the existing extant consent (319 units) and represents a 34.5% increase in the overall contribution to the Borough’s housing.

• Additional local spending by students accommodated on-site. With the addition of 918 student bedspaces on site, this is estimated to generate £7.3 million annually based on an average annual spend.

• Delivery of a scheme which proposes significant enhancements to the extant consent including: the reduction in height of the proposed towers (-11m); a 26% reduction in building footprint allowing for a more generous public realm; a 45% reduction in the extended basement; and sustainability and energy reductions to target circular economy and zero carbon requirements set out in the London Plan (2021).

• Delivery of well-designed residential units that achieve a high level of compliance with relevant spatial and technical standards. When compared to the extant consent, there are significant improvements to daylight compliance rate.

•  84% of the residential units will be dual aspect. This represents an 11% increase compared to the extant consent.

• Increased amount of accessible play space provision when compared to the extant consent. In contrast to the extant consent, all the play space will be located at ground floor and fully accessible to the public.

• All residents will have access to private  open space in the form of terraces and balconies will be provided for all residents.

• A substantial increase in amount of useable public realm when compared to the extant consent and 55 additional trees planted on site.

• Provision of affordable workspace to be made available to the local community and charities. will be located on the ground floor of Block A, seamlessly integrated with the surrounding landscape to enhance accessibility and engagement.

• Delivery of high-quality architecture and landscaping with buildings and spaces that provide an enhancement to local townscape, public realm and legibility within Crossharbour District Centre.

• High quality buildings that would make a positive contribution to the surrounding area as well as longer range views.

• A biodiversity net gain of 51% and Urban Greening Factor score of 0.60 significantly exceeding the statutory targets

• Improvements to public realm providing enhanced cycle routes (including the Cycle Way 37 and National Route 1) and a safer, more accessible pedestrian thoroughfare improving connectivity in the area.

•  Excellent sustainability credentials minimising both embodied and operational CO2 emissions. The proposal is sustainable and achieves policy compliant reductions in energy consumption, carbon emissions, water usage and waste production.

• Substantial CIL payments and the securing of a wider package of Section 106 benefits, to be agreed during determination. These can be used 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.