The Planning Committee of Hackney Council is scheduled to convene on Wednesday 11 November 2026. The meeting's agenda includes a significant planning application for Finsgate House, alongside a review of delegated decisions.

Finsgate House, 5-7 Cranwood Street, London E8 1EA

A major planning application is scheduled for discussion concerning the development at Finsgate House, located at 5-7 Cranwood Street, Hackney, London E8 1EA. The proposal involves the demolition of existing buildings and the erection of two new structures: a 35-storey building designed for shared living accommodation, comprising 490 units, and a 5-storey office building. The development also includes associated access, servicing, cycle parking, landscaping, and other related works.

The report pack details extensive analysis of the proposal against various policies, including the London Plan and the Hackney Local Plan 2033. Key considerations include the principle of development, housing need, the co-living model, affordable housing provision, employment space, heritage impacts, design quality, neighbour amenity, highways and transport, waste management, green infrastructure, biodiversity, sustainability, flood risk, and crime and fire safety.

The proposal is noted to be within the Wenlock Priority Office Area and the City Fringe Opportunity Area, and adjacent to the Pitfield Street Conservation Area. It is also adjacent to a London Transport Road Network road with a high public transport accessibility (PTAL) score of 6b.

The report highlights that the site is not within a conservation area and does not contain a listed building, but it is adjacent to the Moorfields Conservation Area and the Three Crowns pub is locally listed. The scale of the development is considered to impact several heritage assets, including the Bunhill Fields and Finsbury Square Conservation Area, Armoury House and the Grounds of the Honourable Artillery Company (Grade II*), Lowndes House, and the London College of Furniture.

Neighbour objections have been received, raising concerns about overdevelopment, excessive height and scale, poor design, harm to heritage assets, and impacts on neighbours including loss of light, overshadowing, privacy, and overbearing presence. There are also concerns regarding disruption, infrastructure impact, lack of affordable housing, poor housing mix, net loss of office space, traffic congestion, waste collection, and lack of blue badge bays. The Hackney Society Planning Group has also raised objections regarding the scale and design of the co-living units and the overall building.

Officers' responses indicate that the scheme is not considered overdevelopment or harmful to heritage assets, and that disruption from development is not a material consideration. Consultations with Thames Water and the NHS raised no objections. The scheme proposes a substantial contribution towards social housing. While acknowledging potential impacts on neighbours, officers consider the planning benefits, including the significant payment in lieu for affordable housing, outweigh the identified harm.

The report details extensive consultation responses from statutory bodies and interest groups, including Historic England, the Metropolitan Police, and Transport for London (TfL). TfL has raised concerns regarding the lack of blue badge provision.

The assessment section delves into the principle of development, housing need, co-living housing criteria, affordable housing, employment space, conservation and heritage, design, quality of accommodation, neighbour amenity, highways and transport, waste and recycling, green infrastructure, biodiversity, sustainability, flood risk, and crime and fire safety.

A significant aspect of the proposal is the provision of 490 co-living units. The report notes that while the Local Plan policy seeks regular C3 housing, co-living is accepted in this instance due to site constraints and the substantial payment in lieu for affordable housing. The proposed payment in lieu is £18.2 million.

The report also addresses the net loss of office space, stating that the new office accommodation will be of higher quality. Concerns are raised regarding the lack of blue badge parking provision, which is considered a significant detriment.

The recommendation is to grant conditional planning permission, subject to the completion of a legal agreement to secure various contributions and provisions. These include a substantial financial contribution towards affordable housing, employment training, car club credits, travel plan monitoring, construction management plan monitoring, TfL cycle hire, highway works, off-site Urban Greening Factor (UGF) payment, carbon offset fund contributions, NHS contributions, and legal fees. Non-financial contributions include 10% affordable workspace, local labour apprenticeships, employment and skills plans, participation in the Hackney Works Scheme, and securing a car-free development.

A number of conditions are proposed, covering aspects such as commencement within three years, development in accordance with approved plans, detailed drawings for materials, facade mock-ups, green roofs, biodiversity gain plans, habitat management, tree protection, sustainable drainage systems, construction management plans, and energy statements.

Delegated Decisions

The committee will also note the decisions made under delegated authority.

Any Other Business

The agenda allows for any other business that the Chair considers to be urgent.