The Strategic Development Committee of Tower Hamlets Council met on Wednesday 14 July 2021 to discuss a major redevelopment project at Blackwall Yard, Blackwall Way. The committee unanimously approved the full planning application and listed building consent for the scheme, which includes 898 new homes, a primary school, and significant public realm improvements.

Blackwall Yard Redevelopment Approved

The committee granted planning permission and listed building consent for the comprehensive redevelopment of Blackwall Yard on Blackwall Way. The approved scheme will deliver 898 new homes, with 263 designated as affordable housing (35% of the total). It also includes a new two-form entry primary school, the restoration of the Grade II listed Blackwall Yard Graving Dock, new public open spaces, a public plaza, and commercial and retail units.

During the discussion, significant focus was placed on the community hub, a key element of the development. Councillors expressed a desire for clear conditions to ensure its long-term accessibility and affordability for the local community. Councillor Sabina Akhtar, Cabinet Member for Health, Wellbeing and Social Care, highlighted the importance of ensuring the hub is available at a low cost for local residents. Councillor Kahar Chowdhury echoed these concerns, emphasizing the need for a clear management strategy and price control for hiring spaces within the hub. The committee agreed to add a condition requiring a community hub strategy, detailing booking processes, hire rates, and a commitment to affordability, along with annual monitoring and a requirement for the hub to remain open for the life of the development.

Concerns were also raised regarding the opening hours of the public house and potential anti-social behaviour. Officers confirmed that opening hours would be controlled by a compliance condition on the decision notice. The development's design incorporates passive surveillance and an indicative lighting strategy to mitigate anti-social behaviour. A public safety strategy, including details on boundary treatments and potential security measures, will also be secured through a condition for the swimming area within the revitalised graving dock.

The maintenance of play spaces was another point of discussion. While a £100,000 Section 106 obligation has been secured for play space provision, with an additional £38,500 for maintenance for the first five years, councillors sought clarity on responsibility beyond this period. Officers explained that the £38,500 contribution is an annualized rate for the first five years post-occupation, and the maintenance of the funded projects would likely be absorbed into the council's parks and open space program thereafter.

The heritage aspect of the Grade II listed Blackwall Yard Graving Dock was also discussed. While acknowledging that some consultees considered the proposed works to constitute less than substantial harm to the heritage asset, officers argued that the public benefits of revitalising the dock for public use, including wild swimming and amphitheatre seating, far outweighed this harm. A heritage interpretation strategy will be conditioned to ensure the dock's history is preserved. Concerns about long-range townscape impacts on Poplar All Saints Church were also addressed, with officers concluding the impact to be less than substantial and outweighed by the scheme's benefits.

The committee also agreed to add a condition for the ongoing maintenance and management of the car stacking system for the lifetime of the development, ensuring its continued functionality.

The development, designed by Glenn Howe's architects, Panta Hudspeth, and White Architecture, aims to create a high-quality architectural response reflecting the site's maritime history. The scheme is located within the Blackwall Tall Building Zone, with building heights cascading away from this point to ensure sensitive interfaces with neighbouring residential developments. The development is car-free, with 45 accessible bays provided, and includes comprehensive cycle parking and an e-car hire station.

The need for the primary school was confirmed by the council's education colleagues, with projections indicating it will be required between 2026 and 2028, coinciding with the development's completion. In the event the school is not needed, Section 106 mechanisms allow for the site to be repurposed for an alternative education or community asset, ensuring the public benefit is retained.

Concerns about internal finishes and tenure-blind design were also raised. While officers noted limitations in controlling internal fit-outs through planning, the scheme's multi-tenure cores were highlighted as a factor promoting integration.

The committee also discussed the potential for local entrepreneurs to access the office space at subsidized rents. While the quantum of office space did not trigger a policy requirement for such provision, officers noted that the scale and location of the units lend themselves to small and medium-sized enterprises (SMEs) and that the applicant would be expected to attract local businesses.

The meeting concluded with the unanimous approval of the full planning application and listed building consent, subject to the agreed conditions and Section 106 agreement.