The Strategic Development Committee of Tower Hamlets Council met on Tuesday 20 April 2021 and resolved to defer a decision on a major redevelopment proposal for the Huntington Industrial Estate, located at 2 to 10 Bethnal Green Road, 1 to 5 Chance Street, and 30 to 32 Redchurch Street. The committee also unanimously approved a mixed-use development at 15 to 27 and 29 Bing Street, including flats at 1 to 6 Down and Court and 1 to 12 Bellamy Close.

Redevelopment of Huntington Industrial Estate Deferred

The committee debated a significant planning application for the Huntington Industrial Estate, which proposed the demolition of existing buildings to create a mixed-use development of offices, flexible commercial space, and retail units, rising to nine storeys. The application also included the retention of the facade at 30 to 32 Redchurch Street.

Key issues discussed included the impact on heritage assets, specifically the Grade 2 listed Owl and Pussycat pub and the Redchurch Street and South Shoreditch conservation areas. Concerns were raised about the potential for less than substantial harm to these assets. Neighbouring immunity, particularly regarding daylight, sunlight, and overshadowing of the Owl and Pussycat's beer garden, was a significant point of contention. Objectors argued that the proposed development would lead to unacceptable levels of overshadowing, impacting the pub's amenity and trade.

The committee also considered the public benefits of the scheme, which included increased employment space, affordable workspace for creative industries, and contributions to local infrastructure. However, a key point of discussion was the comparison with a previously approved, albeit lapsed, scheme, with objectors arguing that the current proposal offered fewer public benefits, particularly the absence of affordable housing that was part of the earlier consent.

Following extensive debate, the committee resolved to defer the decision to allow for further negotiations on planning obligations. Specifically, the committee sought to explore enhanced public realm improvements for Redchurch Street, potentially to mitigate the impact on the Owl and Pussycat pub, and to further discuss the affordability of the proposed workspace. The committee also noted the potential for a site visit to better understand the local context.

Mixed-Use Development Approved at Bing Street

The committee unanimously approved a mixed-use development at 15 to 27 and 29 Bing Street, encompassing flats at 1 to 6 Down and Court and 1 to 12 Bellamy Close. The proposal involves the demolition of existing buildings and the construction of a new development including residential dwellings, affordable workspace, and public realm improvements.

The development, which will rise to 26 storeys, was supported by Councillor Andrew Wood, who represents the ward and is also the secretary of the Isle of Dogs Neighbourhood Planning Forum. Councillor Wood highlighted that the scheme's height was significantly less than other surrounding tall buildings, such as the 75-storey Pinnacle and the 65-storey Alpha Square development. He also praised the provision of 61% affordable housing, noting it as a record for unsubsidised development in the area. A key factor in the support was the outcome of a resident ballot, where 84% of residents voted in favour of the proposal.

The development includes the reprovision of 24 socially rented homes, with all existing residents having a right to return to new, higher-quality homes. The scheme also incorporates affordable creative workspace and a pedestrian link to improve permeability through the site. While the development will result in some loss of daylight and sunlight to neighbouring properties, including Block Wharf and the Alpha Square development, officers concluded that these impacts were acceptable and balanced against the significant public benefits. The committee also noted the positive architectural design and the provision of communal amenity spaces. The decision was subject to a referral to the Mayor of London.