In a delegated Officer Key Decision, Paul Kitson, Corporate Director of Inclusive Economy, Housing & Culture, in consultation with Mayor Rokhsana Fiaz OBE, Portfolio Lead for Inclusive Economy, Strategic Housing & Culture, and Conrad Hall, Corporate Director of Resources, approved land transactions related to the Pier Road Land Assembly project. This decision, made on 17 September 2025, involves acquiring long-term interests in land to the north and south of Pier Road to facilitate the construction of 350 new homes, with 127 designated for social rent. The end of the call-in period for this decision is midnight on 26 September 2025, and implementation can begin from 27 September 2025.

Pier Road Land Assembly

Paul Kitson, Corporate Director of Inclusive Economy, Housing & Culture, in consultation with Mayor Rokhsana Fiaz OBE, Portfolio Lead for Inclusive Economy, Strategic Housing & Culture, and Conrad Hall, Corporate Director of Resources, approved the land transactions for the Pier Road Land Assembly, London, E16 2JJ, to enable the construction of 350 new homes, of which 127 will be for social rent. Authority was delegated to the Director of Community Wealth Building to finalise the terms of these transactions.

The decision was made to purchase land on a long leasehold basis from Transport for London (TfL), buy out the existing lease of SAV to the north of the site, and effect a land swap to the south of the site.

The specific terms include:

• TfL Long Lease (North of Site): The council will pay a one-off premium for a 250-year lease, with a peppercorn rent¹ per annum, for amenity, parking, open storage, and temporary construction works, including an easement² for utilities.
• SAV Acquisition (North of Site): SAV will transfer or surrender their lease for a payment.
• TfL Land Swap (South of Site): A land swap at nil consideration between Populo, London Borough of Newham (LBN), and TFL, with the development covering the legal costs from existing and approved budgets.

The land purchase aims to enhance the delivery of the Pier Road development, aligning with the council's corporate plan, Building a Fairer Newham . The report notes that the site has the potential to act as a catalyst for wider regeneration in the North Woolwich wards, an area long neglected from investment, to improve the liveability of these neighbourhoods for Newham's people through significant Council investment.

An alternative option of negotiating temporary rights over the land was rejected as more expensive and not compatible with a quality development.

The financial implications of the land transactions include the purchase price from TfL, the buyout of SAV's lease, and the land swap to the south of the site. These costs will be funded from the £2.1 million allocation for public realm improvements within the Pier Road development budget, approved at Cabinet in February 2025. An independent valuation confirmed that the proposed acquisition costs represent value for money.

The report also acknowledges financial risks, such as TfL or SAVS requesting higher prices than currently negotiated. However, the council retains the option to pursue alternative development options if necessary.

The decision aligns with several legal provisions, including Part II of the Housing Act 1985, which permits the council to acquire land for housing purposes, and Section 12 of the Local Government Act 2003, which gives local authorities the power to invest for purposes relevant to their functions or for the prudent management of their financial affairs.

The Equalities Implications section notes that the proposed development helps realise the positive impacts detailed in an Equalities Impact Assessment (EqIA) by increasing the supply of Social Rent homes in Newham.