54-storey mixed-use tower at The South Quay Building, London E14

The site and surroundings

The site is beside South Dock, Millwall Cutting and Marsh Wall, within the Isle of Dogs Opportunity Area and Canary Wharf Tall Building Zone.

“SITE AND SURROUNDINGS 1.1 The application site is situated in the Isle of Dogs and South Poplar sub-area of the Tower Hamlets Local Plan 2031 and is of a rectangular shape of circa 0.45 hectares in size, with a north-south orientation in length. The existing building on the site is a mid to late 1980s office, 15 storeys in height with a basement, and typical of its age with a more utilitarian office appearance. The building was partially refurbished in 2021.”

“To the east, on the opposite side of the Millwall Cutting is the Thames Quay office development, also expected to be brought forward for residential redevelopment given its inclusion within a site allocation within the Emerging Draft Local Plan. The application site is located within the Isle of Dogs and South Poplar Opportunity Area and the Isle of Dogs Neighbourhood Planning Area.”

Officer report

Earlier planning history

Earlier permissions covered the wider South Quay Plaza development, while a 2025 scoping opinion considered a taller mixed-use redevelopment of the site.

“RELEVANT PLANNING HISTORY Planning 3.1 PA/25/00482 – Scoping Issued on 16/04/2025 Request for an Environmental Impact Assessment (EIA) Scoping opinion under Regulation 15 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (as amended), in respect of the proposed demolition of the existing building on site and the construction of a tall building up to a maximum height of 220m with three split floorplates sitting atop of mixed-use podium…”

“The site previously formed of a wider South Quay Plaza development where the existing building was intended to be retained and altered: PA/14/00944 – Planning permission granted on 30/03/2015.”

Officer report

What officers recommended

Officers recommended approval because housing, 35% affordable housing and improved active frontages outweighed policy departures and the loss of employment floorspace.

“Overall, while there are aspects of the proposals that would not comply with policies within the development plan, there are considered to be considerable benefits arising from the development which outweigh the policy deviations. Significant weight is attributed to the provision of 35% affordable housing. Officers recommend that planning permission should be granted subject to conditions, obligations and any direction from the Mayor of London.”

Officer report

Main impacts considered

Officers accepted impacts including significant daylight and sunlight losses to some neighbours, subject to the scheme’s wider housing and public benefits.

“It is acknowledged that the proposed development would result in daylight and sunlight impacts to surrounding properties, most notably to Hampton Tower 75 Marsh Wall located to the east. It is acknowledged that the proposal would result in major adverse to both sunlight and daylight to occupiers of this building.”

“The proposed development would deliver a range of significant planning benefits, including the provision of housing, particularly the delivery of affordable homes, alongside a number of financial contributions. On balance, the identified harm arising from the loss of daylight and sunlight to neighbouring properties is considered acceptable when viewed in the context of the scheme’s wider public benefits.”

Officer report

Who spoke

Two objectors addressed density, infrastructure, daylight, sunlight, employment floorspace and policy, while the applicant’s representatives supported the development’s benefits.

Members’ discussion

Members questioned policy compliance, affordable housing, density, transport, servicing, infrastructure, water supply and effects on neighbouring homes before considering officers’ mitigation responses.

“Members sought clarification on the number of objections received. Officers confirmed that the majority related to concerns about the Theatreship, which had subsequently withdrawn its objection following agreed mitigation measures. Remaining objections focused mainly on density, daylight and sunlight impacts and residential amenity. Additional clarification was sought on affordable housing and the wider benefits of the proposal.”

“Concerns were expressed over daylight and sunlight impacts on the neighbouring Hampton Tower. Officers acknowledged these concerns but provided assurance that 92% of assessed rooms met BRE daylight distribution guidance. Further concerns were raised on density, transport, servicing, infrastructure capacity, water supply and impacts on nearby residents. Officers advised that these had been assessed and addressed through mitigation, conditions and the S106 agreement.”

Minutes

The committee vote

The committee voted eight in favour, none against and one abstention on the motion to grant permission.

“After the discussion, the Chair moved to grant planning permission subject to conditions, obligations and any direction from the Mayor of London, as set out in the main report and the update report.”

“Re PA/25/01729, the Committee voted 8 in favour, 0 against and 1 abstention.”

Minutes

The decision

Planning permission was granted subject to conditions, obligations and any direction from the Mayor of London.

“That planning permission for PA/25/01729, The South Quay Building, 77 Marsh Wall, London, E14 9SH be GRANTED subject to conditions, obligations and any direction from the Mayor of London, as set out in the main report and update report.”

Minutes