Purpose

The report seeks approval to progress the comprehensive redevelopment of the existing Whitechapel Leisure Centre. This ambitious project includes:

The demolition of the current outdated leisure facility

Construction of a new, modern replacement leisure centre providing enhanced sport, fitness and wellbeing provision for existing local residents

Delivery of new affordable homes on site, helping to meet identified housing need within the borough

Submission of a full planning application and subsequent progression to delivery, subject to statutory approvals.

The first stage will include:

Adoption of agreed capital budgets

Surveys to be procured and carried out as required at this stage

Procurement of a design team and associated cost consultants

Progress with design to RIBA stage 1/2

Commence initial pre application meetings with the Local Planning Authority to move towards a planning application

This proposal represents a significant strategic investment aligned with the Mayor’s priorities for improved public health, active lifestyles, and the expansion of genuinely affordable housing.

Decision

DECISION;

1. APPROVED a budget set out in Appendix 1 to procure and appoint a design team and all associated professional services and surveys (including internal Project Management) required to progress the designs and prepare and submit a planning application for the redevelopment of the Whitechapel Leisure Centre. This cost will be met from the CIL feasibility and HRA feasibility (2026/27) budgets and will proportionately split 70% Leisure and 30% Housing
2. COMMENCED engagement with TFL and any other stakeholders to enable design development.
3. Carry out public consultation with regards the redevelopment proposals.
4. DELEGATED authority to the Corporate Director of Housing and Regeneration in consultation with the Mayor to proceed to appoint a design team and other professional services as required with appropriate “gateway” approval processes in place at the end of each RIBA design stage (feasibility, concept design and coordinated design).

Reasons for the decision

•         The Mayor and Cabinet is recommended to approve budget set out in Appendix 1 to enable the next stage of design development for Whitechapel Leisure centre enabling design development to RIBA stage 3 which will incorporate more detailed survey information derisking project proposals ahead of a planning application.

•         Permission to proceed to the next stage of the project development and come back to cabinet once more detailed feasibility in carried out.

Alternative options

Option 1: Do Nothing – Not Viable

•         The SLNA evidences a borough-wide undersupply of swimming provision, with a 1,723 sqm water space deficit in 2023, increasing to 1,845 sqm by 2038.

•         Over 12,000 swims per week are displaced outside the borough.

•         Whitechapel is identified in the SLNA as a priority site for a new 6 lane pool; doing nothing fails to address this strategic gap.

•         The existing leisure centre is ageing and below modern standards, requiring major reinvestment.

Option 2: Retain and Refurbish Existing Centre – Not Recommended

•         Refurbishment cannot deliver the new 6 lane x 25m pool and learner pool required to meet demand.

•         The existing structure cannot accommodate a swimming facility.

•         Population growth of 26% by 2038 requires expanded capacity, which refurbishment cannot provide.

•         Refurbishment maintains an ageing asset with high lifecycle costs and fails to meet inclusivity, accessibility, and energy-efficiency targets.

Option 3: Remove Housing – Not Recommended

•         Tower Hamlets has one of the highest housing needs nationally, including commitments to deliver 4,000 affordable rented homes.

•         Whitechapel North and South are strategic growth sites identified in the Local Plan.

•         Removing housing conflicts with housing targets and reduces scheme viability.

•         Housing co-location supports regeneration and helps fund the leisure components.

Preferred Option: Full Redevelopment with Housing

•         Delivers the SLNA's recommended new pool and modern leisure provision.

•         Supports growth, health outcomes, affordable housing delivery, and long-term financial sustainability.

Action by:

CORPORATE DIRECTOR FOR HOUSING & REGENERATION (D. JOYCE)