The Strategic Development Committee met on Thursday 10 September 2026, deciding to refuse planning permission for a student accommodation development on Cambridge Heath Road and granting permission for a mixed-use development including co-living and affordable housing on Wansbeck Road. The committee also noted changes to national planning delegation rules.

Cambridge Heath Road Planning Application Refused

The committee unanimously refused planning permission for the proposed purpose-built student accommodation (PBSA) development at 255-279 Cambridge Heath Road, London, E2 0EL. This decision overturned the officers' recommendation to grant permission. The refusal was based on three key reasons:

• Failure to Optimise the Site for Housing Delivery: Members felt the site, being a large and accessible brownfield location, should have been used for conventional housing, including much-needed affordable and family homes, rather than student accommodation. They argued that the current proposal fails to make the most effective use of the land and undermines the objective of significantly boosting housing delivery, contrary to national and local planning policies.
• Over-Concentration of Purpose-Built Student Accommodation: The committee expressed concern that the addition of 520 student bedspaces, alongside existing student accommodation in the immediate vicinity, would lead to an excessive concentration of student housing in Bethnal Green. This was seen as potentially harming the social sustainability, character, and function of the area, undermining community cohesion and failing to support the creation of mixed, balanced, and inclusive neighbourhoods.
• Failure to Secure Planning Obligations: A third reason for refusal cited the absence of a satisfactory legal agreement to secure necessary planning obligations, including the provision of affordable student accommodation, nominations agreements with a higher education institution, and carbon offset contributions. This was seen as failing to mitigate the development's impacts and making it unacceptable in planning terms.

Officers had previously recommended granting permission, acknowledging that while the proposal complied with specific policies for student accommodation, they felt the committee's concerns about housing needs and over-concentration were valid material considerations. The committee's decision to refuse was made despite the recent publication of the National Planning Policy Framework (NPPF) 2026, which encourages development in settlements unless benefits are substantially outweighed by adverse effects.

Wansbeck Road Development Approved

The committee voted to grant planning permission for the redevelopment of land at Wansbeck Road, Fish Island, London, E3 2NF. The development will provide purpose-built shared living (co-living) accommodation and affordable housing units.

The scheme includes a 10-storey co-living building with 280 units and a 7-storey affordable housing block providing 44 social rent homes. This equates to 40% affordable housing by habitable room, with 22 of these being family-sized homes. The development will be car-free, except for blue badge parking, and will include significant public realm improvements, landscaping, and biodiversity enhancements.

While acknowledging that the proposed building heights exceed the prevailing height in the area and that there would be material reductions in daylight and sunlight to some neighbouring properties, the committee ultimately found the scheme acceptable. Significant weight was given to the provision of 44 social rent homes and the effective use of brownfield land. The committee voted 7 in favour, 1 against, and 1 abstention to grant permission.

National Scheme of Delegation Noted

The committee noted the introduction of the National Scheme of Delegation (NSD) for planning functions, which comes into effect on 31 October 2026. This government reform aims to provide greater clarity and consistency in planning decisions, ensuring committees focus on strategically important applications while routine decisions are delegated to officers. The committee was informed of the new gateway process for referring applications to committee and the proposed changes to the council's terms of reference to align with these regulations.

The NSD introduces a two-tier system: Schedule 1 applications must be delegated to officers, while Schedule 2 applications may be referred to committee if a nominated officer and member agree that the proposal raises issues of economic, social, or environmental significance and significant planning matters. Current practices, such as calling in applications based on the number of objections, will no longer be permissible. The committee was informed that the council intends to adopt Option 2, maintaining two committees but amending their terms of reference to better balance agendas and reflect the strategic importance of developments, rather than solely relying on height thresholds.