Below you will find answers to the questions most commonly asked about the proposals for the Crossharbour District Centre. These answers are frequently reviewed and updated as required throughout the lifetime of the project.
If you have any questions that are not covered here, please get in touch.
The Island Health Centre will remain as current and is not included within the planning application.
The application will be contributing over £50M in community infrastructure levy (CIL) that can be used to improve local services, such as the health centre. Once the CIL is paid, Tower Hamlets Council are responsible for determining where and how the money is spent.
The inclusion of a school responds to the Local Plan allocation requirements.
A new Primary School and Nursery for over 600 children will bring children and parents to the District Centre. The school will generate energy and activity in the district centre and, alongside the other commercial and community uses (including the community hub) will contribute to the creation of a vibrant centre.
The school can also provide community space not just for pupils of the school but other community groups that might wish to use the meeting and sport facilities out of school hours.
We are responding to the future vision set out by the Local Plan and London Plan.
The Isle of Dogs has been identified as an Opportunity Area for accommodating the development of substantial numbers of homes and employment opportunities. As a district centre (and being within the Opportunity Area) the site is recognised by planning policy as an appropriate location for tall buildings the development includes for new public services, infrastructure and publicly accessible open spaces. The proposed density falls within the guidelines contained in the London Plan i.e. up to 1,100 habitable rooms per hectare.
The height of the scheme is designed to respond to neighbouring developments within the surrounding area either consented or going through the planning process. They are therefore considered appropriate within this wider context, aligning with Alisa Wharf, Islay Wharf, Devon Wharf, Leven Wharf and Leven Road Gas Works.
Assessments have been undertaken to establish the likely significant effects of the development upon the amount of daylight, sunlight and overshadowing received by properties and amenity areas neighbouring the site.
Detailed technical reports on the impact of the development on surrounding buildings in terms of daylight and sunlight have been submitted as part of the planning application. The conclusion of this analysis is that whilst some properties will experience a change in the level of daylight and sunlight the resultant levels remain appropriate and reflective of other buildings in London.
Specialist consultants have undertaken a range of ecology surveys to understand what wildlife the site currently supports and to identify new opportunities for local wildlife, including supporting protected species.
A variety of tree species of different seasonal colours and interest will be planted, both on and off site.
We will plant some 400 new trees that will:
- Absorb carbon at a rate of 8.64 tonnes per year
- Lower particulate levels by up to 60%
- Help to create new habitat for native flora and fauna
- Provide shade and cooling
We are committed to a strategy that minimises carbon dioxide emissions both now and in the future. The proposed development seeks to comply with local policy guidelines.
We recognise our responsibility to manage environmental impacts and also to limit energy costs for future residents, enhancing wellbeing and helping to manage local air quality.
The Proposed Development will be fitted with water efficient fixtures and fittings in order to satisfy local planning policy and the necessary BREEAM credits, these being a 25% reduction in water consumption.
The scheme design responds to the uses and activities that are proposed to be located on the site. In order to deliver a significant area of new publicly accessible open space the design provides for below ground car parking and servicing areas. The area of the Belvedere sits above the raised service area.
The Grand Stair connects the Belvedere and the main square and will include two external lifts (in case one is temporarily out of service) to ensure that it is accessible at all time to wheelchairs, pushchairs, the elderly and bicycles.
The proposals include a replacement petrol filling station. The proposal will relocate the facility to the south of the site, accessed via the lowered service road. Placing the facility here means that general traffic is removed from the main spaces of the District Centre.