The Strategic Development Committee of Tower Hamlets Council met on Wednesday 3 April 2024, unanimously approving a significant residential development at the former News International site in London Dock. The committee also received a pre-application presentation for a mixed-use development at Orchard Wharf.

Planning Application for Decision: Former News International Site, Buildings H & J, London Dock

The committee unanimously granted planning permission for the redevelopment of the former News International site at 1 Virginia Street, London E98 1XY (PA/23/02079). The development will comprise two buildings, H and J, providing 547 new homes, including 227 affordable homes (43% of the total), and flexible commercial space. The scheme also includes new public realm, landscaping, and play spaces.

Key aspects discussed and approved:

• Housing Provision: The development will deliver 547 new homes, an increase of 248 homes compared to the original hybrid planning permission for the site. A significant proportion of these will be affordable, with 43% of the total homes designated as affordable housing, exceeding the policy requirement of 35%. The affordable housing mix includes 127 affordable rented homes and 100 intermediate dwellings. A notable feature is the provision of 67 three and four-bedroom affordable rented homes, with 22.8% of affordable rented units being four-bedroom, exceeding the 15% policy target.
• Affordable Housing Tenure: The affordable rent levels will be secured through a Section 106 legal agreement and will be updated to current rents at the time of the agreement. Rents will rise annually in line with inflation, but the applicant will have no control over these increases. The managing agent for the affordable properties will need to be a registered provider, with Peabody having managed similar properties previously.
• Public Realm and Play Space: The scheme includes extensive public realm, landscaping, and play spaces. While there is a shortfall of 611 square metres for play space for over 12s, officers have secured a site-wide play space strategy. This includes storage for temporary play equipment and 12 free events per year to promote active play. The play spaces will be open to the public, with a new route connecting to the ornamental canal.
• Heritage Impact: Less than substantial harm has been identified to nearby heritage assets, including Pennington Street warehouses, Tobacco Dock, and St. George in the East Church. Officers concluded that the public benefits of the development, such as the provision of new homes and affordable housing, significantly outweigh this harm. Historic England did not object to the application.
• Noise Mitigation: Concerns were raised regarding potential noise from the nearby E1 nightclub. Officers confirmed that the proposed buildings incorporate noise mitigation measures, including enhanced insulation and glazing, and active cooling systems. They noted that the site is over 42 metres from the nightclub and is further screened by Pennington Street warehouses. The committee was reassured by the environmental health officers' assessment and the precedent set by a previous decision to approve residential development directly above a nightclub.
• Access and Permeability: The development aims to increase the permeability of the site, with public access from Pennington Street, the wider London Dock site, and a new future access from the south to the canal. Amendments have been made to ensure adequate fire engine access. The removal of permitted development rights for fences and boundary treatments will be added as a condition to ensure open public spaces.
• Section 106 Contributions: The scheme includes over £12 million in Tower Hamlets Section 106 contributions, which is a benefit as a Section 106 agreement would not have been liable if the applicant had proceeded via the reserve matters route. Contributions will fund employment training, carbon offsetting, upgraded pedestrian crossings, and a new route to the ornamental canal.
• Mayor of London's CIL: The Mayor of London's Community Infrastructure Levy (CIL) is still collected and used to fund the Elizabeth Line (Crossrail).

Decision: The committee voted seven in favour and none against, recommending the application for resolution to grant planning permission, subject to referral to the Greater London Authority (GLA) and the securing of Section 106 obligations and planning conditions. Final confirmation from the Health and Safety Executive (HSE) on landscaping will also be sought.

Other Planning Matters: Pre-Application Report - Orchard Wharf

The committee received a pre-application presentation for a proposed development at Orchard Wharf, Orchard Place, London E14 0JY. This is not a planning application for determination but an opportunity for members to understand the scheme before it returns as a formal application.

Key aspects of the pre-application proposal:

• Mixed-Use Development: The scheme is proposed on a safeguarded wharf site and includes over 1,300 student homes, 208 affordable homes, and a logistics centre connected to the wharf's operation.
• Safeguarded Wharf: The development incorporates a safeguarded wharf, intended as a last-mile logistics hub for river-borne freight, contributing to sustainable transport initiatives. Thames Clippers has been identified as a potential operator for the wharf, with a 30-year lease anticipated.
• Housing and Student Accommodation: The proposal includes 208 affordable homes, with 10% designated as wheelchair accessible. It also features 1,365 student rooms.
• Connectivity and Public Realm: The development aims to improve pedestrian and cycle connectivity to the East India Dock Basin and Canning Town, creating a more pedestrian-friendly environment. A new arrival square is proposed, with publicly accessible ground-floor spaces, including a potential cafe and community space.
• Design and Massing: The buildings are designed to be deferential to the skyline, with heights generally lower than the nearby Douglas Tower. The design incorporates masonry framing and colour to integrate with surrounding developments. Wind mitigation measures, including landscape features and canopy structures, are being considered for the podium levels. Acoustic mitigation is also being addressed for the interaction between the residential and wharf uses.
• Transport and Servicing: The scheme includes basement servicing for residential parking, cycle storage, and deliveries to minimise disruption at street level. Holding bays within the wharf box will manage vehicle waiting times.
• Community Benefits: The proposal is expected to create around 120 jobs through Thames Clippers. Discussions are ongoing regarding the use of a community space for local employment and educational purposes.
• Concerns Raised: Committee members raised concerns about wind effects at ground level, the usability of public spaces, noise from the logistics wharf, traffic impact on the peninsula road, the demand for student housing, and the provision of public amenities. They also highlighted the need for improved walking routes from East India Dock DLR and the importance of addressing the silting of the East India Dock Basin.

The officers noted the committee members' observations, which will inform the pre-application decision-making process as the scheme progresses towards a formal planning application.