The Tower Hamlets Development Committee met to discuss a planning application for the redevelopment of the Genesis Cinema site on Mile End Road. The committee voted to refuse the application, citing concerns over heritage, design, residential amenity, and failure to comply with planning policies.

Here's a breakdown of the key discussion points:

• 93-97 Mile End Road (Genesis Cinema) Planning Application PA/25/00516

  • Valor Genesis Ltd sought permission to demolish the existing cinema building and redevelop the site to provide purpose-built student accommodation with a replacement cinema in the basement. The proposal included 291 student rooms and a four-screen cinema with a reduced capacity of 447 seats.
  • The planning officers recommended refusal, and the committee agreed, citing five reasons:
    1. Heritage: The development would result in the demolition of a non-designated heritage asset, the Genesis Cinema, which contributes positively to the Stepney Green Conservation Area. The proposed replacement building was deemed not contextually appropriate, causing harm to the local townscape, the conservation area's character, and the setting of listed heritage assets like Bellevue Place and 107-113 Mile End Road.
    2. Cycle Parking: The application failed to provide adequate short-stay cycle parking facilities for the proposed cinema due to the density of the development.
    3. Residential Amenity: The proposed development would be an unneighbourly form of development with adverse amenity impacts to neighbouring properties including undue sense of enclosure, overbearing impact and loss of privacy to properties at Bellevue Place, Coopers Close and 99 Mile End Road. The development would result in an unacceptable loss of daylight and amenity to residential properties at 99 Mile End Road.
    4. Affordable Housing and Nominations Agreement: The proposal failed to secure a nominations agreement for the majority of the bedrooms for occupation by students of one or more higher education providers, nor did it secure the maximum level of accommodation as affordable student accommodation.
    5. Legal Agreement: The proposed development was not supported by a legal agreement to secure employment and environmental planning obligations, or to include measures to safeguard against potential negative impacts on protected characteristics, as required by the Equality Act.
  • During the discussion, objectors, including Nick Neve and Louise Price, raised concerns about the demolition of a heritage asset, the impact on the conservation area, and the potential negative effects on local residents' amenity. They questioned whether full-scale demolition was the only way to make the site viable.
  • The applicant, Mr Walker Hebron, argued that the redevelopment was necessary to secure the cinema's future, citing financial struggles and the need to adapt to changing industry conditions. He stated that if the plan was rejected, he would likely sell the property, and the cinema would close.
  • Councillor Mufeedah Bustin asked about the weight that should be given to the Equality Impact Assessment (EqIA), given that planning cannot control who will operate the cinema in the future. Ellie Cameron, planning case officer, clarified that the EqIA is a material consideration, and that mitigation measures could be secured in a legal agreement.
  • Councillor Marc Francis asked about the rationale for choosing student accommodation over C3 residential, which might have stronger affordable housing requirements. Mr Walker Hebron explained that the size and shape of the site made C3 residential less viable.
  • Councillor Amin Rahman asked what recommendations residents would make to help the Genesis continue its business without demolishing the site.
  • Councillor Iqbal Hossain asked how the applicant justified the loss of privacy, outlook, and light for nearby properties. Mr Walker Hebron claimed that privacy had been improved through redesign, but this was disputed by Councillor Marc Francis.
  • Councillor Marc Francis asked about the level of affordable student accommodation and the local plan obligations. Ellie Cameron explained the definition of affordable student accommodation and noted that Tower Hamlets has already exceeded its targets for student accommodation, so limited weight should be given to that.
  • Councillor Saif Uddin Khaled asked whether any planning material consideration falls under this application which would highlight to make a decision either refuse or grant. Ellie Cameron stated that the reasons for refusal are all material planning considerations.
  • Councillor Ahmodur Khan asked if the applicant had a pre-application prior to the application. Ellie Cameron confirmed that there had been pre-application meetings and that advice was given according to the planning framework.
  • Councillor Shafi Ahmed stated that the development would result in a significant loss of heritage and community value and local immunity and constitutes over development of the site.
  • Councillor Marc Francis stated that the council was being asked to pay too high a price towards safeguarding the potentially safeguarding the future of Genesis or another cinema.
  • Councillor Mufeedah Bustin stated that it would be very difficult for the committee to go against the officer's recommendation to refuse the planning application.
  • Councillor Gulam Kibria Choudhury stated that the development would cause serious harm to the Stepney Green conversation conversation conversation area and the settings nearby listed buildings are replacement provision the student housing fails to meet policy requirements for affordabilities neighboring residents would experience loss of daylight privacy and increase of a bearing impact.

• Other Business

  • The committee approved the recommendations and procedure for hearing objections and meeting guidance as outlined in the agenda.
  • There were no deferred items to consider.
  • The next meeting was scheduled for Wednesday 29th January 2026.

Councillor Iqbal Hossain, Chair of Development Committee, adjourned the meeting.