86 new homes at 100 Orwell Court, Hackney, London E8

What was proposed

The application proposed demolishing garages and offices and building 86 homes with amenity space, parking, landscaping, play space and public realm improvements.

“PROPOSAL: Demolition of existing garages and office buildings, construction of 86 new residential dwellings (Class C3) with associated amenity space, cycle parking, refuse stores, hard and soft landscaping, play space, improvements to public realm and other associated works.”

“POST SUBMISSION REVISIONS: NHP1-ML-ZZ-DR-L-00010 Public Realm Layout Proposed NHP1-ML-ZZ-DR-L-00011 Public Realm Layout proposed Planting Mixes NHP1-ML-ZZ-DR-L-00012 Public Realm Layout Proposed Tree Planting NHP1-ML-ZZ-DR-L-00013 Public Realm Lighting Proposed NHP1-ML-ZZ-DR-L-00014 Public Realm Levels Proposed NHP1-ML-ZZ-DR-L-00015 Public Realm Hardscape Surfaces and Edges NHP1-ML-ZZ-DR-L-00016 Public Realm Co-design Elements NHP1-ML-ZZ-DR-L-00017 Public Realm Boulders…”

Officer report

The site and its surroundings

The two brownfield sites cover 0.9 hectares and include garages, offices, a sports pitch, parking and buildings near homes, conservation areas and listed buildings.

“The application ‘site’ essentially consists of two different sites measuring a combined 0.9 hectares of brownfield land, which sit adjacent to one another. To the south is Orwell Court, the site is situated to the rear of Broadway Market and accessed via Broadway Market Mews. Mostly occupied by garages, the site also includes a five-a-side football pitch, popular with local youths.”

“Also along the street is a single storey building used as the Suffolk Estate Management offices, and at the far end a part two/part one storey former depot building, the car park of which is fenced off from the street with the main access via Trederwen Road to the north-west. Enclosing the site to the north are Dricote and Croston Street, which consist of two storey, grade II listed terraced houses.”

Officer report

Relevant planning history

The only relevant earlier application granted prior approval for demolishing the Welshpool Depot to ground-floor slab level.

“The site contains one relevant previous planning application:”

“2026/0271: Prior approval for the demolition to ground floor slab level of the Welshpool Depot, 2 Trederwen Road, London, E8 4NB, as identified on the accompanying plans submitted with the application. Granted 09.03.26.”

Officer report

What officers recommended

Officers recommended conditional permission subject to a legal agreement, finding the housing, design, public realm, biodiversity and sustainability benefits outweighed identified harms.

“The scheme provides 86 new dwellings including 30 social rented homes. The new units provide good standards of accommodation, as well as much needed family-sized homes and wheelchair accessible homes, and will contribute to a mixed and balanced community as well as towards local housing targets. The proposal also makes effective use of underutilised brownfield and public sector land to optimise housing delivery in an accessible and well-serviced location.”

“The proposal would have an acceptable impact in respect of all other material planning considerations as outlined above, subject to the recommended conditions and Legal Agreement provisions.”

Officer report

Objections and concerns

Fifteen objections raised concerns about design, height, privacy, light, parking, storage, the sports pitch, services, pollution and consultation.

“Design ○ Height, massing and design ○ Flat roof design is incongruous ○ Out of character with and harmful to setting of conservation area and listed buildings…”

“Unclear where market bins are to be stored ● Loss of business storage space at garages / concerns over compensation ● Reduction in proposed social housing provision ● New residents will complain about sports pitch ● Reduction in size of sports pitch ● Harmful impact on air quality ● Harmful impact on sewage network ● Harmful impact on local services…”

Officer report

Who spoke

Local residents spoke against the application, while the applicant’s development manager, planner and architect spoke in support.

The vote

Five members voted for the application, none voted against, and one member abstained.

“Vote For: Cllr Michael Desmond, Cllr Jon Narcross (vice-chair), Cllr Ali Sadek, Cllr Ifraax Samatar, and Jessica Webb (Chair). Against: None. Abstained: Cllr Penny Wrout.”

Minutes

The committee decision

The Sub-Committee granted conditional planning permission, subject to completion of a legal agreement.

“To grant conditional planning permission subject to completion of a legal agreement.”

Minutes