The Strategic Development Committee of Tower Hamlets Council met on Wednesday, 5 April 2023, to discuss several planning applications. The committee granted listed building consent for works at the former town hall at Morawie Place and Clove Crescent, and granted planning permission for a new development at 56-58 Marsh Wall. A decision on a development at land under the DLR bounded by Scholar Street and Aspen Way, and Prestige Way, was deferred.

Listed Building Consent for Former Town Hall, Morawie Place and Clove Crescent

The committee granted listed building consent for works to the boundary wall at the former town hall at Morawie Place and Clove Crescent. These works include the creation of three new openings in the wall to improve public access from Naval Row into Clove Crescent and adjoining buildings, and the infilling of one existing opening with a gate designed to match the site's heritage. A new pedestrian lift will also be installed adjacent to existing stairs to improve accessibility.

Councillor Mufeedah Bustin raised concerns about the necessity of two new openings in a short space and questioned why a ramp was not considered instead of a lift, citing potential technical issues with lifts. Victoria Coelho, the planning case officer, explained that a ramp was considered but deemed unsuitable due to the gradient and potential impact on listed embankment steps and the wall itself. She clarified that one existing opening would be infilled and replaced with a new one aligned with the steps for a more logical route, and a second new opening would be created further down towards East India Dock Road to provide earlier pedestrian access into the site.

Councillor Bustin also inquired about heritage interpretation, and while officers noted that this could not be secured through listed building consent, they acknowledged the importance of heritage. Councillor Rachel Blake suggested including a condition for a scheme of heritage interpretation to be approved, which the committee agreed to. The committee voted unanimously to grant listed building consent, with the addition of this new condition.

Redevelopment of 56-58 Marsh Wall

The committee granted planning permission for the demolition of existing buildings at 56-58 Marsh Wall and the construction of a 46-storey building. This development will provide up to 795 co-living units, communal facilities, Class E non-residential floor space, public realm improvements, landscaping, and associated works.

Kevin Crilly, the planning case officer, presented the application, highlighting that the site is within the Marsh Wall West site allocation and the Millwall Inner Dock Tall Building Zone. He explained that co-living is a form of communal living where residents have private rooms and en-suite bathrooms but share other facilities. The proposed development groups co-living units into clusters, with each cluster of three floors sharing cooking, dining, and living facilities.

Councillor Rachel Blake questioned the deliverability of the scheme, referencing the National Planning Policy Framework's definition of deliverable sites and asking if specific sites within Tower Hamlets had been identified for the affordable housing commuted sum. Kevin Crilly stated that discussions had taken place with the housing team regarding the allocation of funds but could not provide specific site details at the meeting. Councillor Blake also raised concerns about the estimated rent levels for the co-living units, which were reported to be between £1,600 and £1,800 per month, and questioned the calculation of the affordable housing contribution.

Councillor Abdul Wahid raised concerns about disabled parking and drainage. Kevin Crilly confirmed that a single disabled parking space would be provided, and a drainage strategy would be submitted for approval. Councillor Sabina Akhtar inquired about Thames Water's conditions and potential issues with water pressure in the Isle of Dogs due to ongoing development. Kevin Crilly explained that conditions would ensure sufficient water pressure before occupation. She also requested visuals of the proposed development in context, which were shown during the presentation.

Councillor Mufeedah Bustin expressed surprise at the lack of registered speakers and the limited number of consultation letters sent out. She also voiced concerns about the impact of overshadowing on Phoenix Heights, a social housing development to the south. Councillor Bustin also raised questions about wind assessments and the impact of the building on wind in the area.

The committee debated the application, with Councillor Bustin expressing a preference to refuse the application due to concerns about the deliverability of the commuted sum for affordable housing. Councillor Rachel Blake was also minded to refuse the application if it were deferred, suggesting that more time was needed to debate the commuted sum and the NPPF definition of deliverability.

Ultimately, the committee voted five in favour and four against, with one abstention, to grant planning permission for the redevelopment of 56-58 Marsh Wall, with the Chair using their casting vote.

Land Under the DLR Bounded by Scholar Street and Aspen Way, and Prestige Way

The committee deferred a decision on the application for the erection of a part 30, part 20, and part 10-storey building to provide 169 residential units, eight workspace units, a new bus loop and stand, a new youth play area, and public realm works on land under and surrounding the elevated DLR tracks.

Victoria Coelho, the planning case officer, presented the application, explaining that the site is currently a car park and includes temporary hot food takeaway units. The proposed development would replace blocks P and Q of the Blackwall Reach Master Plan and aims to deliver infrastructure requirements, including a bus loop and youth play area. The scheme includes 169 residential units, of which 52 are affordable, representing 35.9% affordable housing by habitable room. The split is 75% affordable rented and 25% intermediate.

Councillor Mufeedah Bustin raised questions about the history of the site, including the failed compulsory purchase order and its impact on the ownership and delivery of the master plan. She also inquired about the heights of previous proposed towers on the site and the internal connections between the stepped buildings. Concerns were raised about the placement of affordable housing units close to the DLR and potential noise and air quality impacts. Victoria Coelho stated that the affordable rented units would be on the lower floors, followed by intermediate and then market units on the upper floors. She assured the committee that all units would be of satisfactory quality and that units closest to the DLR would have winter gardens and mechanical ventilation.

Councillor Rachel Blake raised concerns about the distribution of bedroom sizes within the affordable housing provision, noting a lack of four-bedroom units and a high proportion of three-bedroom units. She also questioned the contracting arrangements with Transport for London (TfL) for the delivery of the bus loop and landscaping, emphasizing the need for these to be secured in the Section 106 agreement. Councillor Gulam Kibria Choudhury asked if the development complied with London Plan and Tower Hamlets plan policies regarding affordable housing unit mix. The officer acknowledged that while the overall percentage of affordable housing met policy requirements, the distribution of unit sizes was not strictly in accordance with policy, but this was balanced by a higher proportion of affordable rented units.

Councillor Sabina Akhtar inquired about the conditions attached to responses from consultees, such as Thames Water, and the potential impact on water pressure. The officer explained that conditions would ensure sufficient water pressure before occupation. She also requested visuals of the proposed development in context, which were shown during the presentation.

The committee debated the application, with several members expressing concerns about the affordable housing provision, the impact of the DLR, and the deliverability of the landscaping. Councillor Mufeedah Bustin suggested deferring the application to obtain further information on the affordable housing delivery, the wind impact, and 3D visuals of the development. Councillor Rachel Blake was minded to refuse the application if it were deferred, citing the lack of deliverability of the commuted sum.

The committee ultimately voted to defer the decision to allow for further information to be provided, particularly regarding the affordable housing delivery, wind impact, and the requested 3D visuals.