175 co-living units at Timber Yard, Plaistow, London E13

The site and surroundings

The vacant former timber merchant site is in a Local Mixed-Use Area beside railway lines, near Plaistow station, and surrounded by mixed-use and residential buildings.

“The National Rail and London Underground railway lines adjoin the site to the north/north-west of the site. The verge to the railway along the northern perimeter of the site is a designated Site of Importance for Nature Conservation (SINC).”

“50m to the west is Plaistow Underground Station (or 150m walk). The application site is surrounded by mixed-use and residential blocks to the west and south with lower density residential located on the opposite side of the railway line.”

Officer report

Earlier applications and enforcement

The site had no earlier planning or appeal history, but enforcement case 25/00111/ENFC concerning an unauthorised car workshop was pending consideration.

“Planning Enforcement History 13. A summary of the relevant planning enforcement history is set out in the table below:”

“Ref No. Description Status 25/00111/ENFC Without planning permission, the material change of use to a car workshop. Pending consideration.”

Officer report

What officers recommended

Officers recommended approval subject to conditions and a legal agreement because the scheme would provide housing, employment space and justified or mitigated impacts.

“The proposed development would contribute towards the borough’s housing stock, including the provision of an affordable housing contribution, whilst also delivering employment generating floorspace within a Local Mixed-Use Area.”

“London Borough of Newham 253. The application is therefore recommended for approval, subject to conditions and a S106 legal agreement.”

Officer report

Main planning considerations

Officers considered the co-living model, affordable housing, design, accommodation quality, neighbouring amenity, transport, sustainability, drainage, biodiversity and heritage matters.

“The key issues relevant to this application are: - Principle of Development (39); - Affordable Housing (80) - Employment (94) - Quality of Accommodation (98) - Design (119) - Impact upon Amenity (144) - Transport and Travel (186) - Waste (209) - Energy/Sustainability (212) - Flood Risk Management (231) - Biodiversity (237) - Habitat Regulation Assessment: Epping Forest Special Area of Conservation (SAC) (243) - Archaeology (245); and - Reasons for Approval (248)”

Officer report

What consultees said

Transport and Highways raised no objection subject to conditions and obligations, Environmental Health had no objection in principle, and Urban Design supported the scheme subject to design conditions.

“Consultee: Transport & Highways Date received: 17.09.2024 Summary of consultation response: No objections subject to conditions and legal obligations in regard to cycle parking, car parking and Travel Plan. Officer comments on consultation response: Noted. Please refer to the Transport and Travel section of this report.”

“Consultee: Environmental Health Date received: 20.09.2025 Summary of consultation response: No objection in principle but conditions recommended in regard to noise and land contamination. Officer comments on consultation response: Noted. Such conditions are attached to the decision.”

Officer report

Who spoke

The applicant’s team presented the scheme and its benefits, and a local resident spoke about a letter containing confidential information being collected from her home.

What members discussed

Questions covered co-living experience, tenancy length, management, security, the northern access route, neighbouring outlook, construction management, transport and the workspace provider.

“In response to questions from the Committee, Officers and the Applicant advised:”

“Run successful co-living schemes in Tower Hamlets • Length tenancy - three months allows flexibility; the average stay was well over a year. The typically client being younger working professional; working in Newham and across East London • Fully staffed with 24-hour security • Regular social events arranged • Consultation with the Secure by Design officers, who raised concerns in relation to the northern access route, which has been refined and amended in the scheme.”

Minutes

The committee’s decision

The committee agreed the approval reasons and delegated permission subject to a section 106 agreement and reported conditions, with delegated refusal if the agreement was not completed within six months.

“Country Planning Act 1990 (as amended) based on the Heads of Terms identified at Appendix 2 of the report and the Conditions listed in Appendix 1 of the report; and 3. if within six months of the resolution the legal agreement has not been completed, the Director of Planning and Development is delegated power to refuse planning permission.”

Minutes