Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER Data via plota.co.uk

25/02040/VAR - Variation of Condition Approved
Admin / procedural

Proposal

Section 73 application to vary Condition 2 (Development in accordance with Approved Plans) to allow the approved drive-through Unit 1 at land at Gallions Reach Shopping Park (the Site), to be occupied by Five Guys attached to Planning Permission dated 6th December 2024 which granted planning permission for; "Construction of two drive-through units, alterations to car parking, provision of hard and soft landscaping and associated works". Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
around 19 Sept 2025
✓
Approved
10 Dec 2025

Approved on 10 Dec 2025 · Delegated decision · Last checked 18 Oct 2026

Documents 39

Decision & officer reports 2

PDF DELEGATED REPORT Decision · 10 Dec 2025 View ↗ PDF DECISION NOTICE Decision · 10 Dec 2025 View ↗

Statements & assessments 1

PDF 13810-GALLIONS REACH - FLOOD RISK ASSESSMENT 01 - 2025-09-10 Documentation · 19 Sept 2025 View ↗

Plans & drawings 25

PDF GROUND-FLOOR-PROPOSED-FIVE-GUYS Revised Drawing · 20 Nov 2025 View ↗ PDF ROOF-PLAN-PROPOSED-FIVE-GUYS Revised Drawing · 20 Nov 2025 View ↗ PDF NORTH&EAST-ELEVATIONS-PROPOSED-FIVE-GUYS Revised Drawing · 20 Nov 2025 View ↗ PDF SOUTH&WEST-ELEVATIONS-PROPOSED-FIVE-GUYS Revised Drawing · 20 Nov 2025 View ↗ PDF NORTH&SOUTH-PROPOSED-STREET-ELEVATIONS Revised Drawing · 20 Nov 2025 View ↗ PDF G/F PROPOSED POPEYES Revised Drawing · 19 Nov 2025 View ↗ PDF R/F PROPOSED POPEYES Revised Drawing · 19 Nov 2025 View ↗ PDF SECTION A&B PROPOSED POPEYES Revised Drawing · 19 Nov 2025 View ↗ PDF NORTH&EAST-ELEVATIONS-PROPOSED-POPEYES Revised Drawing · 19 Nov 2025 View ↗ PDF SOUTH&WEST-ELEVATIONS-PROPOSED-POPEYES Revised Drawing · 19 Nov 2025 View ↗ PDF SITE PLAN PROPOSED Revised Drawing · 27 Oct 2025 View ↗ PDF DETAILED PLANTING PLAN Revised Drawing · 27 Oct 2025 View ↗ PDF LOCATION-PLAN-EXISTING-A1L SKETCH Drawing · 19 Sept 2025 View ↗ PDF SITE-PLAN-EXISTING-A1L SKETCH Drawing · 19 Sept 2025 View ↗ PDF 02-0003-P5-SITE-PLAN-PROPOSED-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF 02-0004-P1-DETAILED-PLANTING-PLAN-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF 02-0011-P3-ROOF-PLAN-PROPOSED-POPEYES-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF NORTHANDEAST-ELEVATIONS-PROPOSED-POPEYES-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF SOUTHANDWEST-ELEVATIONS-PROPOSED-POPEYES-A1L SKETCH 2 Superseded · 19 Sept 2025 View ↗ PDF SECTION-A-AND-B-PROPOSED-POPEYES-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF 02-0111-P6-ROOF-PLAN-PROPOSED-FIVE-GUYS-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF NORTHANDEAST-ELEVATIONS-PROPOSED-FIVE-GUYS-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF SOUTHANDWEST-ELEVATIONS-PROPOSED-FIVE-GUYS-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF SECTION-A-AND-B-PROPOSED-FIVE-GUYS-A1L SKETCH Drawing · 19 Sept 2025 View ↗ PDF NORTHANDSOUTH-PROPOSED-STREET-ELEVATIONS-A1L SKETCH Superseded · 19 Sept 2025 View ↗

Application forms 1

PDF APPLICATIONFORMREDACTED Application Form (Public) · 19 Sept 2025 View ↗

Other documents 10

PDF REVISED FRA Revised Documentation · 11 Nov 2025 View ↗ PDF G/F PROPOSED POPEYES Superseded · 27 Oct 2025 View ↗ PDF R/F PROPOSED POPEYES Superseded · 27 Oct 2025 View ↗ PDF G/F PROPOSED FIVE GUYS Superseded · 27 Oct 2025 View ↗ PDF R/F PROPOSED FIVE GUYS Superseded · 27 Oct 2025 View ↗ PDF COVER LETTER Documentation · 25 Sept 2025 View ↗ PDF 02-0010-P2-GROUND-FLOOR-PROPOSED-POPEYES-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF 02-0110-P6-GROUND-FLOOR-PROPOSED-FIVE-GUYS-A1L SKETCH Superseded · 19 Sept 2025 View ↗ PDF DAS-GALLIONS-REACH-DRIVE-THRU Superseded · 19 Sept 2025 View ↗ PDF N01-ADM-TECHNICAL NOTE 250909 Superseded · 19 Sept 2025 View ↗

All documents on the council site ↗

Associated applications 9

Site constraints 7

Flood zone 3, rivers and sea
High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
National infrastructure project: Thames Tideway Tunnel
The site is inside the project boundary. Waste water treatment, decided. The project page says whether consent was granted.
Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.
Planning Inspectorate project page ↗
Archaeological priority area
An assessment or field evaluation may be asked for before ground works.
The council or Historic England considers archaeology likely here. A desk-based assessment, and sometimes trial trenching, can be asked for with the application.
Air quality management area: Newham AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
Opportunity area
Where the London Plan expects significant growth.
Boundaries are indicative and the borough holds the detailed plan.
Also on the record
Inside the Newham built-up area; Public transport access: PTAL 0 (very poor), TfL 2023, for the 100 m square.
Not affected
Not green belt · No listed building at the site · No scheduled monument at the site

Checked on 12 October 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate, Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council
Newham
Application type
Variation of Condition
Postcode
E6 7ER
Received
around 19 Sept 2025
Validated
19 Sept 2025
Ward
Beckton
Parish
Beckton Community Forum
Case officer
Show
Decision
Approve
Decision date
10 Dec 2025
Decision level
Delegated decision
Applicant
Show
Agent
Montagu Evans LLP
Leaseholder
Show

Public comments

1comment received
1 neutral

Last counted 18 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Env. assessment
No

Historical activity at this location

23 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
Non-material amendment to planning consent ref: 25/02040/VAR dated 10th December 2025, co…
25/02890/NONMAT
2025
Installation of an electric vehicle (EV) charging hub.
25/00020/FUL
2024 Approved
Approval of details pursuant to Condition 3 (Materials) attached to Planning Consent 23/0…
24/01513/AOD
2024 Approved
Internal and external works to Units 12, 13 and 14a (Use Class E) to enable their amalgam…
24/00640/FUL
2023 Approved
Internal and external alterations to Units 12, 13 and 14a to facilitate their amalgamatio…
23/02148/FUL
2023 Refused
Construction of two drive-through units, alterations to car parking, provision of hard an…
23/00319/FUL
2021
Section 73 application to vary condition 18(a) - the proposed wording to read as follows…
21/02257/VAR
2018 Approved
Installation of modular retail windscreen fitting and repair kiosk to existing shopping c…
18/01811/FUL
2018 Approved
AUTOGLASS branding signage logo and text Autoglass engineer and windscreen decal.
18/01812/ADV
Within ~100m

Nearby activity

2025
Unit 12 Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER
Display of 3 internally illuminated 'yellow surround internal signs', 3 externally illumi…
25/01088/ADV
2024 Approved
Unit 16B Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER
Section 73 application to vary conditions 8 (Approved Plans and Documents) proposing to e…
24/02565/VAR
2023 Approved
Unit 27A Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER
Display of 1no. internally illuminated flex face box sign, 4no. internally illuminated fa…
23/01981/ADV
2022 Approved
1 Armada Way Beckton London Newham E6 7ER
Approval of details pursuant to Condition 3b (Development on Previously Remediated Contam…
22/02730/AOD
2022 Approved
Unit 6A Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER
Approval of details pursuant to Condition 4 (Grease Trap) attached to Planning Consent 22…
22/02462/AOD
2022 Approved
1 Armada Way Beckton London Newham E6 7ER
Approval of details pursuant to discharge of Condition 3 (Development on Previously Remed…
22/02216/AOD
2022 Approved
3 Gallions Reach Shopping Park, Unit 9 Armada Way Beckton London Newham E6 7ER
Display of 2no. Internally illuminated fascia signs and 2no. non-illuminated fascia signs
22/01640/ADV
2022 Approved
Gallions Reach Shopping Park 3 Armada Way Beckton London Newham E6 7ER
Installation of a cantilevered canopy over three car parking spaces in association with t…
22/01331/FUL
2018 Approved
Unit 27 Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER
Non-material amendment to planning permission 18/01261/FUL dated 4th September 2018, to a…
18/03314/NONMAT
2017 Approved
Unit 25 To 26 Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER
4 x internally illuminated signs; 2 x externally illuminated signs; 1 x non illuminated s…
17/03743/ADV
2017 Approved
Unit 9 Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER
Display of 3 no. internally illuminated fascia signs to new glass shop front.
17/00566/ADV
2016 Approved
Unit 10 Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER
Display of 1 x Directory Sign, 1 x Fascia Sign, 1 x High level curved Fascia Sign and 1 x…
16/03530/ADV
2016 Approved
Gallions Reach Shopping Park Armada Way Beckton London E6 7ER
Refreshment and upgrading works to the external facades and glazing of Gallions Reach Sho…
16/00791/FUL
2016 Approved
Unit 9 Gallions Reach Shopping Park 3 Armada Way Beckton London E6 7ER
Certificate of lawfulness for proposed alterations to create customer coffee shop on the…
16/00104/CLP
Newham
Planning Authority Score
3.7/10
Below average
#211 of 296 councils
Relevant to this application:
Householder decisions

Newham ranks #191 out of 296 councils for householder decision speed. Householder applications are slightly less likely to be approved here (87%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance
Newham decision statistics
Based on MHCLG data, the year to March 2026
83%
Overall approval rate
Below avg (87%) #239 of 296
87%
Householder approved
Below avg (90%) #233 of 296
59%
Decided in 8 weeks
Below avg (63%) #191 of 296
39%
Extended time limit
Below avg (41%) #140 of 296
51%
Minor dwellings approved
67 decided (1-9 homes)
100%
Major dwellings approved
2 decided (10+ homes)
59%
Change of use approved
51 decided
989
Total decisions
170 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Leaseholders: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.