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 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.
The petrol station will be removed as part of the development. Whilst the initial plans were to re-provide the petrol filling station, since the application was initially prepared policy around cars has changed significantly. A new petrol station does not support the placemaking principles of the development and is no longer appropriate for numerous reasons, some of which are set out below:
- New diesel and petrol cars will be banned by 2030 with people likely to be given financial incentives to trade in existing combustion engines for electric vehicles. With the re-provision of the petrol station initially planned for later phases this would not have been delivered until 2027 at the earliest.
- The existing petrol station attracts around 500 cars a day, visiting only the petrol station and not the Asda Store; this equates to 1,000 car journeys on East Ferry Road per day. Air quality across London needs a collective effort to facilitate substantial improvements; reducing car journeys and reducing pollution within new developments is core to this.
Ultimately, the District Centre aims to encourage the use of sustainable transport options. This will be facilitated through pedestrian-friendly design, transport improvements including a new bus interchange, road improvements and the provision of a range of cycling improvements including 3,500 new cycle parking spaces onsite, 150 folding bikes for hire and 34 Santander bike docking points.
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 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 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.
We have worked extensively with Council and GLA officers to review the provision of affordable homes. This review confirmed that whilst the proposed level of affordable housing is the maximum reasonable the development can provide the applicant has agreed to increase the amount of affordable housing to 25% by habitable room (from the 17% as submitted). The affordable housing will consist of 65% units at social rent and 35% units at intermediate rent.
As part of our place-led approach, the developments look and feel will change as it moves towards the Mudchute; this will include a naturalised landscape providing both natural play opportunities and space for all ages. The development will also facilitate new pedestrian links into Mudchute Park and Farm, Millwall Dock and Glengall Grove ensuring that these public spaces can be better accessed and utilised by the whole community.
Along with improvements to the parks accessibility, we will also support Mudchute Park and Farm through landscaping and maintenance provisions as well as an annual contribution of £50,000.