Planning Department
LB Tower Hamlets
Mulberry Place
5 Clove Crescent
London
E14 2BG
Date: 31 January 2022
Our ref: 62545/01/20505797v1
Dear Sir/Madam
London Borough of Tower Hamlets: Ailsa Wharf, Ailsa Street E14: Application
for Full Planning Permission for a residential-led mixed use scheme.
On behalf of our client London RiverLea One, please find enclosed a full planning application in relation to
Ailsa Wharf, Ailsa Street E14.
The application has been submitted via Planning Portal. The application seeks planning permission for the
following development:
‘Redevelopment of the Site for a mixed-use scheme providing 952 residential units; 1,548 sqm GIA
commercial floorspace (Use Class E) within a series of buildings up to 23 storeys; the creation of a new
access road and the realignment of Ailsa Street; the provision of safeguarded land for a bridge landing; the
provision of cycle and car parking spaces; and associated Site-wide landscaping and public realm works.’
An Environmental Statement has been submitted.
Background
The Ailsa Wharf site is located within the east of the London Borough of Tower Hamlets and falls within the
Lansbury electoral ward. The site is positioned between the A12 Blackwall Tunnel Northern Approach and
the River Lea. The southern boundary of the site is formed by Lochnagar Street. The site is located within the
Lower Lea Valley Opportunity Area and within the Poplar Riverside Housing Zone.
The application site is approximately 2.39 hectares in size and was previously occupied by various industrial
activities, increasing car breaking, vehicle salvage, waste transfer and open storage and scrap yards. The site
has recently been cleared.
The site originally gained planning permission in 2018 (ref. PA/16/02692/A1) for a mixed-use development
including 785 residential units. Following the acquisition of the Ailsa Wharf site, London RiverLea One has
since made a series of amendments to the approved development, primarily to enhance the courtyard blocks
E, F, G, H and I, J, K, L. A Section 73 (S73) application for these minor material amendments was approved
in January 2020 (ref. PA/18/03461). A subsequent Section 96a application for non-material amendments to
the was then approved for amendments to Condition 8 which covers the river wall (ref. PA/19/02364).
Phase 1 of the 2018 permission was implemented on 13 July 2021 through demolition works to the
warehouse building, following the discharge of pre-commencement planning conditions. This scheme is
known as the ‘Extant Scheme’.
Nathaniel Lichfield & Partners Limited (trading as “Lichfields”) is registered in England, no. 2778116
Registered office at The Minster Building, 21 Mincing Lane, London EC3R 7AG
As a result of the changing development context, the design development work and the identification of new
site constraints, London RiverLea One has decided to revisit the opportunity presented within the riverside
section of the site and the area occupied by approved Building M, comprising Phase 2.
It has been agreed with the Council during strategy discussions in March 2021 as part of the pre-application
process that the application will be progressed on the basis of a comprehensive new site wide planning
application in which the approved courtyard blocks, comprising Phase 1, are retained broadly as consented in
the S73 (ref. PA/18/03461) and implemented ahead of the new application. The riverside blocks and
Building M are improved and aligned with updated planning policy requirements.
Further background information can be found in the Planning Statement and Chapter A of the Environment
Statement.
Proposed Development
The proposed development continues to be for a residential-led mixed-use development. The proposed
development includes 952 residential units and 1,548sqm (GIA) of commercial floorspace (Use Class E). The
layout, scale and distribution of land uses is shown in the Design and Access Statement. The extant
permission sets a benchmark for the current, amended proposals, which build upon, optimise and enhance
the previous permission.
Application Submission
The planning application is accompanied by the following documents:
1 Application Form;
2 CIL additional information form;
3 Application Drawings and Schedules prepared by Broadway Malyan, listed in Appendix 1;
4 Schedule of Accommodation prepared by Broadway Malyan;
5 Design and Access Statement prepared by Broadway Malyan;
6 Planning Statement, prepared by Lichfields;
7 Statement of Community Involvement prepared by Lichfields;
8 Affordable Housing Statement, prepared by Lichfields;
9 Landscape Strategy and Application Drawings prepared by Fabrik, listed in Appendix 1;
10 Health Impact Assessment prepared by Lichfields;
11 Utilities Assessment prepared by Atelier Ten;
12 Energy and Sustainability Assessment, including Overheating Assessment, prepared by Atelier Ten;
13 Whole Life Cycle Carbon Assessment prepared by Stantec;
14 Circular Economy Assessment prepared by Stantec;
15 Fire Statement prepared by Atelier Ten;
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16 Environmental Statement 1, comprising:
a Introduction and Background
b Scope and Methodology
c Site and Scheme Description, including Construction Environmental Management Plan
d Townscape and Views
e Ground Conditions and Contamination
f Water Environment
g Transport, including Transport Assessments
h Noise and Vibration
i Air Quality
j Socio Economics
k Daylight and Sunlight
l Wind Environment
m Archaeology
n Built Heritage
o Ecology and Nature Conservation
p Climate Change and Resilience
q Cumulative Impacts
r Summary of Mitigation and Monitoring
The Application Form has been completed in line with the national and local validation requirements. The
Mayor of London has added additional questions to the Application Form using powers under Section 346 of
the Greater London Authority Act 1999. The Mayor’s questions are defined as ‘mandatory information’ on
the Planning Portal. As a result, the application cannot be submitted via the Planning Portal until this
information is provided.
The information requested on the application form in relation to Utilities and Environmental Impact is
either not applicable to the scheme or the details relating to these matters are not yet known. We have
therefore stated ‘zero’ or ‘no’ in relation to the questions contained in these sections of the form where the
details are currently unknown as the form does not allow for additional text to explain. For further details
please refer to the Energy and Sustainability Statement and Utilities Statement, submitted with the
application. The answers set out in the Utilities and Environmental Impact sections should not influence the
determination of the application. There is no planning policy or validation requirement to provide such
information on the Application Form. A comprehensive assessment of the proposal in planning terms is set
out in the Planning Statement and other related documents.
1The Environmental Statement will be submitted under separate cover (owing to the file size and extent of
documentation comprising the ES it will not be uploaded onto the Planning Portal). 3x hard copies of the
ES will also be submitted, as requested by Officers.
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Appendix 1: Existing and Proposed Plans, Elevations, Bay Studies, Sections and
Landscape Drawings
Document Revision Scale Document title
number no.
Site Plans
AIL-BMA-P2- P1 1:1250@A0 Site Location Plan
00-PL-A-90200
AIL-BMA-P2- P1 1:500@A1 Site Plans – Existing Site Planning Application
00-PL-A-90201
AIL-BMA-P2- P1 1:500@A1 Proposed Site – Planning Application
00-PL-A-90203
General Arrangement Plans
AIL-BMA-P2- P8 1:100@A0 GA Plans - Basement Level B01
BS-PL-A-90399
AIL-BMA-P2- P11 1:100@A0 GA Plans – Level 00
00-PL-A-90300
AIL-BMA-P2- P11 1:100@A0 GA Plans – Level 01
01-PL-A-90301
AIL-BMA-P2- P12 1:100@A0 GA Plans – Level 02
02-PL-A-90302
AIL-BMA-P2- P9 1:100@A0 GA Plans – Level 08
XX-PL-A-90303
AIL-BMA-P2- P9 1:100@A0 GA Plans – Level 09
09-PL-A-90304
AIL-BMA-P2- P9 1:100@A0 GA Plans – Level 10
10-PL-A-90305
AIL-BMA-P2- P10 1:100@A0 GA Plans – Level 11-21
XX-PL-A-90306
AIL-BMA-P2- P9 1:100@A0 GA Plans – Level 22
22-PL-A-90307
AIL-BMA-P2- P8 1:100@A0 GA Plans – Level Roof Plan
RF-PL-A-90309
AIL-BMA-P2- P1 1:100@A0 GA Plans – Level 3 and 4
XX-PL-A-90308
Nathaniel Lichfield & Partners Limited (trading as “Lichfields”) is registered in England, no. 2778116
Registered office at The Minster Building, 21 Mincing Lane, London EC3R 7AG
AIL-BMA-P2- P1 1:100@A0 GA Plans – Level 5
05-PL-A-90310
AIL-BMA-P2- P1 1:100@A0 GA Plans – Level 6
06-PL-A-90311
AIL-BMA-P2- P1 1:100@A0 GA Plans – Level 7
07-PL-A-90312
Site Sections
AIL-BMA-P2- P4 1:200@A0 Site Sections - Sections AA
XX-SE-A-90451
AIL-BMA-P2- P4 1:200@A0 Site Sections - Sections BB
XX-SE-A-90452
AIL-BMA-P2- P4 1:200@A0 Site Sections - Sections CC
XX-SE-A-90453
Elevations
AIL-BMA-P2- P5 1:200@A0 Site Elevation – Elevation 01 Lochnagar Street – Planning
XX-EL-A-90501 Application-
AIL-BMA-P2- P4 1:200@A0 Site Elevation – Elevation 02 Riverside – Planning
XX-EL-A-90502 Application
AIL-BMA-P2- P1 1:200@A0 Site Elevation – Elevation 03 Riverside – Ailsa Street
XX-EL-A-90503 Elevation
AIL-BMA-P2- P4 1:200@A0 Site Elevation – Elevation 04 North Planning Application
XX-EL-A-90504
AIL-BMA-P2- P4 1:200@A0 Site Elevation – Elevation 05 West Planning Application
XX-EL-A-90505
AIL-BMA-P2- P4 1:100@A0 Block ABC – Typical Tower Façade – Planning Application
XX-EL-A-90509
AIL-BMA-M- P4 1:100@A0 Block M North & East Elevations – Planning Application
XX-EL-A-90541
AIL-BMA-M- P4 1:100@A0 Block M South & West Elevations – Planning Application
XX-EL-A-90542
Façade Bay Studies
AIL-BMA-P2- P3 1:25@A1 Block ABC – Bay Study 01 – Block ABC Ground Floor
XX-DE-A-90601
AIL-BMA-P2- P5 1:25@A1 Block ABC – Bay Study 02 – Podium
XX-DE-A-
90602
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AIL-BMA-P2- P4 1:25@A1 Block ABC – Bay Study 03 – Blocks ABC Residential
XX-DE-A-
90603
AIL-BMA-P2- P5 1:25@A1 Block ABC – Bay Study 04 - Blocks ABC Residential
XX-DE-A-
90604
AIL-BMA-P2- P4 1:25@A1 Block ABC – Bay Study 05 - Blocks ABC Residential
XX-DE-A-
90605
AIL-BMA-P2- P2 1:20@A1 Block ABC – Bay Study 07 - Blocks ABC Residential Top
XX-DE-A-
90607
AIL-BMA-P2- P5 1:25@A1 Block ABC – Bay Study 09 -Blocks B2 & C2 Residential
XX-DE-A-
90609
AIL-BMA-P2- P4 1:25@A1 Block M – Bay Study 11 - Commercial Façade
XX-DE-A-90611
AIL-BMA-P2- P4 1:25@A1 Block M – Bay Study 12 – Residential Façade - Typical
XX-DE-A-90612
AIL-BMA-P2- P3 1:25@A1 Block M – Bay Study 13 – Residential Façade – Top
XX-DE-A-90613
AIL-BMA-P2- P2 1:25@A1 Block M – Bay Study 16 – Residential Balconies - Inset
XX-DE-A-90616
Area Plans
AIL-BMA-P2- P1 1:500 @A0 Gross Internal Area Plans – Site Wide - Levels B01 to 02
XX-DE-A-
98001
AIL-BMA-P2- P1 1:500 @A0 Gross Internal Area Plans – Site Wide – Levels 03 to 21
XX-DE-A-
98002
AIL-BMA-P2- P1 1:500 @A0 Gross Internal Area Plans – Site Wide – Levels 22 and
XX-DE-A- Totals
98003
Landscape Drawings
AIL-FAB-ZZ- P01 1:250@A0 Illustrative Colour Masterplan
ZZ-00-PL-L-
92000
AIL-FAB-ZZ- P01 1:200@A1 Combined Hard & Soft GA – Sheet 1 of 4
00-PL-L-92001
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AIL-FAB-ZZ- P01 1:200@A1 Combined Hard & Soft GA – Sheet 2 of 4
00-PL-L-92002
AIL-FAB-ZZ- P01 1:200@A1 Combined Hard & Soft GA – Sheet 3 of 4
00-PL-L-92003
AIL-FAB-ZZ- P01 1:200@A1 Combined Hard & Soft GA – Sheet 4 of 4
00-PL-L-92004
AIL-FAB-ZZ- P01 1:200@A1 Combined Hard & Soft GA – Level 2
02-PL-L-92001
AIL-FAB-ZZ- P01 1:200@A1 Combined Hard and Soft Landscape Roof Plan- Sheet 1 of 4
RF-PL-L-92001
AIL-FAB-ZZ- P01 1:200@A1 Combined Hard and Soft Landscape Roof Plan- Sheet 2 of 4
RF-PL-L-92002
AIL-FAB-ZZ- P01 1:200@A1 Combined Hard and Soft Landscape Roof Plan- Sheet 3 of 4
RF-PL-L-92003
AIL-FAB-ZZ- P01 1:200@A1 Combined Hard and Soft Landscape Roof Plan- Sheet 4 of 4
RF-PL-L-92004
AIL-FAB-ZZ- P01 1:100@A1 Indicative Site Wide Sections- Sheet 1 of 2
00-SE-L-98001
AIL-FAB-ZZ- P01 1:100@A1 Indicative Site Wide Sections- Sheet 2 of 2
00-SE-L-98002
AIL-FAB-ZZ- P01 1:100@A1 Indicative Roof Level Sections
RF-SE-L-98003
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