The Strategic Development Committee of Tower Hamlets Council met on Thursday 23 September 2021 to discuss a major development proposal for North Quay. The committee voted unanimously to approve the officer's recommendation for the outline planning application and accompanying listed building application, which will now be referred to the Greater London Authority (GLA) for a stage two review.

North Quay Development Proposal

The committee considered a significant outline planning application for the North Quay development, which includes proposals for residential units, life sciences facilities, and extensive public realm improvements. The application was recommended for approval by officers, with a number of conditions and Section 106 agreement obligations to be secured.

Key aspects of the development discussed include:

• Housing and Affordable Housing: The application proposed a maximum of 150,000 square metres of residential floor space, with a minimum of 30,000 square metres to be secured through a condition. The affordable housing provision was a significant point of discussion, with the applicant agreeing to provide up to 30% affordable housing, an increase from their initial offer. This was subject to viability assessments and included review mechanisms to capture any future uplift in value. For student housing and co-living developments, a 35% affordable provision was proposed, with off-site contributions for co-living. Councillor Val Whitehead raised concerns about the level of affordable housing not meeting the council's policy of 35%, but officers explained that the policy is subject to viability and that the 30% offer was the maximum viable amount, with a commitment to review mechanisms.
• Town Centre Uses and Affordable Workspace: The development plans included flexible commercial uses, with a cap of 13% for office uses. A significant portion of this commercial space, approximately 50,000 square feet, would be designated as affordable workspace, with a third offered at a 25% discount, a third at a 50% discount, and a third at a 75% discount. This tiered discount system is designed to support businesses as they grow.
• Public Realm and Infrastructure: The development includes substantial public realm improvements, such as new pedestrian and cycle routes, including an East-West cycle route along the north of the site and improvements to Poplar Bridge. A contribution of £1 million towards upgrades at Crossrail Station, £500,000 for local bus network improvements, and £500,000 for cycling connectivity were also part of the financial obligations. The applicant also committed to financing a new cycle hire docking station and improvements to Poplar Bridge. The development is proposed as car-free, with disabled parking spaces provided.
• Environmental and Heritage Considerations: The application included assessments on daylight and sunlight impacts, with officers noting that while some properties would experience adverse effects, these were considered acceptable given the scale of the development and the site's location within a tall building zone. The development also includes significant greening initiatives, such as 2,500 square metres of green roofs and meeting the urban greening factor target. The Grade I listed dock wall running underneath the site would be protected, with no proposals to reveal it. Concerns were raised about the visual impact on the Grade II* listed St. Matthias Church in Poplar, but officers stated that efforts had been made to mitigate this impact through the positioning of taller buildings and that any harm would be less than substantial and outweighed by public benefits.
• Life Sciences Cluster: The development aims to foster a life sciences cluster in East London, with an agreement in place with Barts Life Sciences to collaborate on its promotion. The applicant indicated that life sciences would be the primary occupiers of the space, and in exceptional circumstances, housing requirements could be set aside if significant life sciences floor space was brought forward.
• Safety and Evacuation: Mr. Barrie Carpenter, a resident and former safety expert, raised concerns about fire safety, firefighter access, and evacuation procedures, particularly in relation to the height of the buildings and proximity to London City Airport. However, the London Fire Brigade and City Airport had no objections, and officers confirmed that statutory consultees had not raised concerns about these issues.
• Phasing and Delivery: The outline nature of the application meant that detailed design and phasing would be determined through reserve matters applications. An indicative phasing plan suggests that some public realm routes would be delivered early in the development programme, with commitments to be secured through the Section 106 agreement to ensure timely delivery of mitigation and amenity spaces alongside development phases.

The committee engaged in extensive questioning with officers and the applicant, covering aspects such as the viability of affordable housing, the specifics of public realm improvements, and the long-term community engagement strategy. The decision to approve the application was unanimous, with the understanding that further detailed discussions and agreements would take place as the project progresses.