400-home estate regeneration at Kedge House, Starboard Way and Winch House, London E14

What is proposed

The scheme would demolish three residential blocks and build four blocks containing 400 homes, community and commercial space, landscaping and associated works.

“PA/25/00779/A1 Site Kedge House, Starboard Way and Winch House, Tiller Road, London E14 8PS Ward Canary Wharf Proposal Demolition of the existing buildings and structures and construction of residential dwellings (Use Class C3), community/commercial floorspace (Use Class E and F), public realm works, landscaping, access, servicing, parking and associated works. This application is accompanied by an Environmental Impact Assessment.”

“The application site comprises 3 residential blocks located on Tiller Road named Kedge House (10 storeys), Winch House (3 storeys) and 1-20 Starboard Way (4 storeys), totalling 72 flats/houses. The application proposes an estate regeneration involving the demolition of the existing homes and the erection of 4 blocks delivering 400 homes.”

Officer report

The site and surroundings

The site contains 72 homes, parking, green space and play areas in a mainly residential area beside leisure, energy and redevelopment sites.

“SITE AND SURROUNDINGS 1.1 The site is located on the south side of Tiller Road and comprises of 3 residential blocks named Kedge House (10 storeys, approx. 36m), Winch House (3 storeys) and 1-20 Starboard Way (4 storeys), totalling 72 flats/houses. There are approximately 45 parking spaces within the site boundary as well as green space, a dog walking area and Starboard Way play area.”

“The site is located in an area of deficiency to access nature/green space and within the Barkentine Liveable Streets project area and Green Grid Buffer Zone. There are currently 18 trees on site. The Site is located within the Canary Wharf Ward and falls within the London Plan’s Isle of Dogs and South Poplar Opportunity Area (OA) which has an indicative capacity for up to 29,000 new homes.”

Officer report

Officers’ recommendation

Officers recommended permission because the scheme would provide affordable housing, high-quality homes and public benefits that outweighed identified policy departures.

“The scheme would provide 40% affordable housing across the total proposed 400 homes, inclusive of the re-provided homes. Of the additional 328 units, the scheme would provide 28% affordable housing, excluding the re-provided homes. The Council’s Viability Team have robustly reviewed the submitted Financial Viability Appraisal and agree that the affordable housing offer represents the maximum viable amount that can be delivered by the scheme.”

“All homes will be high quality, dual aspect, meet or exceed minimum space standards, and include private balconies; the scheme also provides a range of communal amenity spaces distributed across the site.”

Officer report

Consultation and representations

Seven objections, one support comment and one neutral comment addressed design, amenity, transport, infrastructure, environment, parking and local services.

“The QRP concluded by stating that the design seems to be driven by quantum and the place making and qualitative aspects of design had been lost. Statutory publicity 4.6 In terms of the Council’s statutory consultation process, a total of 413 neighbour letters were sent to nearby properties. 5 site notices were displayed in the application site local area, and a press notice was advertised in the local newspaper.”

“Infrastructure - Existing infrastructure cannot support the development when the proposed density is nearly three times higher than Westferry Printworks, a development benefiting from two- lane road access and bus stops. - As existing there is not enough parking, local schools are oversubscribed, and GP services are overstretched.”

Officer report

Main concerns and responses

The proposal would fall short on some play space, create daylight and townscape harm, and raise transport concerns, with mitigation and contributions proposed.

“The development does not meet the policy requirement for on-site children’s play provision. It delivers the full 0–5 play requirement but falls slightly short for 5–11 provision and provides no dedicated on-site space for 12+ children. Given competing priorities that affect the spatial planning and layout of the site, the absence of on-site 12+ play space is considered acceptable on balance and will be mitigated by a financial contribution to upgrade nearby play facilities.”

“While there will be some daylight, sunlight, and overshadowing impacts on neighbouring properties, the effects are considered acceptable when balanced against the broader public benefits.”

Officer report

What was presented

The application presentation covered the homes, affordable housing, community spaces, play provision, parking, environmental measures and financial contributions.

Members’ debate

Members questioned viability, infrastructure, community space management, play space and parking, while welcoming regeneration and affordable housing.

“Members questioned the affordable housing offer, viability, infrastructure impacts, community space management, play space provision and parking arrangements.”

“In debate, members welcomed the regeneration and affordable housing provision but expressed concerns over play space and parking.”

Minutes

The committee’s vote

The committee voted eight in favour and one abstention.

“Upon a vote of eight in favour and one abstention.”

Minutes

The decision

Planning permission was granted subject to conditions, obligations, the Section 106 agreement, consultation delegation and referral to the Mayor of London.

“The Committee resolved that planning permission at Kedge House, Starboard Way and Winch House, Tiller Road, London E14 8PS be granted, subject to conditions and planning obligations as set out in the report, delegation to officers for any matters arising from the Environmental Statement consultation, completion of the Section 106 agreement and Stage 2 referral to the Mayor of London.”

Minutes