The Strategic Development Committee of Tower Hamlets Council met on Tuesday 14 May 2024 to discuss several planning applications and other planning matters. Key decisions included the unanimous approval of a new pedestrian and cycle bridge across the River Lea at Ailsa Wharf, and the granting of planning permission for a new residential and community centre development at Caxton Hall, despite some concerns raised by councillors and residents. The committee also agreed on a procedure for handling future planning applications related to the Bishopsgate Goods Yard and noted proposals for an interim delegation scheme for planning functions from the London Legacy Development Corporation.

Pedestrian and Cycle Bridge Approved at Ailsa Wharf

The committee unanimously granted conditional planning permission for a new pedestrian and cycle bridge across the River Lea at Ailsa Wharf, connecting Tower Hamlets and Newham. The bridge, designed as a steel bowstring arch, will facilitate cross-borough travel and support a modal shift towards healthier and more environmentally friendly lifestyles, aligning with policies in the London Plan and Tower Hamlets Local Plan.

Key considerations during the discussion included the bridge's head height clearance, which was set at a minimum of 2.2 metres due to site constraints, and the need for an operational management plan for the bridge's lifting mechanism. Councillors also requested an additional condition for a drainage strategy that optimises the use of permeable materials for the towpath area to mitigate flood risk, and a secure by design review for the seating area on the bridge. The Port of London Authority and Canal and River Trust raised no objections, with the design meeting their air draft requirements. The bridge will be adopted as a highway by London Borough of Newham.

Caxton Hall Development Approved Despite Concerns

Planning permission was granted for the demolition of the existing Caxton Hall Community Centre and ballcourt, and the construction of a part-7 and part-9 storey building containing 36 affordable rented dwellings and a replacement community centre. The decision was made with six votes in favour, one against, and two abstentions.

Significant debate surrounded the building's height, which exceeds 30 metres and falls outside designated tall building zones. While officers acknowledged this non-compliance with Local Plan policy D.H6, they argued that the provision of 100% affordable housing, specifically social rent, was a strong material consideration that justified the departure. Concerns were also raised by councillors and objectors regarding the impact on neighbouring amenity, particularly the loss of daylight and sunlight to properties on Morville Street and Fairfield Road. The report detailed that 48.4% of windows tested at 327-329 Morville Street and 50.4% at 69 Fairfield Road showed impacts, with some classified as major adverse. However, officers concluded that these impacts, when weighed against the public benefits of affordable housing and improved community facilities, were acceptable.

Other points of discussion included the loss of the existing ballcourt, which will be mitigated by a commuted sum for improvements to the Malmesbury Road Multi-Use Games Area (MUGA), and the landscaping of Four Seasons Green. The committee also noted that the initial public consultation was based on a six-storey proposal, with the height later increased to seven and nine storeys without a second consultation, leading to some confusion among residents. The quality of the proposed child play space and the loss of the existing dog enclosure were also discussed.

Bishopsgate Goods Yard Reserved Matters Applications to be Reviewed by Committee

The committee agreed that future Reserved Matters Applications (RMAs) for the Bishopsgate Goods Yard development would be referred to the Strategic Development Committee or the Development Committee. This procedure will allow Tower Hamlets to formalise its observations to the Mayor of London, who remains the Local Planning Authority for these applications. This decision follows a previous resolution by the committee in November 2020 to determine all future RMAs, although the Greater London Authority (GLA) has retained determination powers. The committee will review detailed observations for RMAs within Tower Hamlets' borough boundary and general observations for those in Hackney.

Interim Delegation Scheme for LLDC Planning Functions Noted

The committee noted and agreed to participate in an interim delegation scheme (IDS) for planning functions from the London Legacy Development Corporation (LLDC). This scheme, proposed to run from 1 September to 30 November 2024, will allow Tower Hamlets and other growth boroughs to assess and determine new planning applications submitted to the LLDC during this transition period. This measure aims to ensure a smooth handover of planning powers back to the boroughs, which is scheduled to formally occur on 1 December 2024. The committee confirmed their agreement to determine relevant applications falling within their terms of reference under this scheme. A report will be presented to the full Council in July to formally confirm the IDS.