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Dismissed16 May 20223283799

Land at the East of Hancock Road and West of the River Lea Navigation, Hancock Road, Bromley-by-Bow, London, E3 3DA

Planning appeal 3283799 at Land at the East of Hancock Road and West of the River Lea Navigation, Hancock Road, Bromley-by-Bow, London, E3 3DA (London Legacy Development Corporation) was dismissed on 16 May 2022 by Inspector Jackson P, following an inquiry. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area.

the third phase of development within Bow River Village, including three buildings ranging in height from 2 to 26 storeys plus a basement; to provide 435 residential dwellings comprising a mix of 1, 2 and 3 bedrooms, 2,750 sqm (GIA) flexible commercial floorspace (Use Class B1), 901 sqm (GIA) flexible commercial/community floorspace (Use Class B1, D1) and 106 sqm (GIA) flexible retail (A1/A3). Landscaped public realm, play provision access, servicing, car parking and cycle parking were part of the proposed development, as well as provision for the landing of a pedestrian and cycle bridge connecting to Sugar House Island

Authority
London Legacy Development Corporation
Appeal type
major · Planning Appeal
Procedure
Inquiry
Development
residential · Major dwellings
Inspector
Jackson P
Postcode
E3 3DA

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the area
  • Whether the proposed dwelling mix and mix of affordable housing would be acceptable
  • The effect on the heritage significance of the Three Mills Conservation Area and the setting of listed buildings within it; and the effect on the setting of the How Memorial Gateway, which is listed Grade II
  • The effect on the living conditions of local occupiers in terms of outlook, privacy and natural light
  • Whether the quality of private and public amenity space would be acceptable
  • Whether the proportion of green space would be in accordance with development plan policy
  • Whether the servicing, access, waste storage and collection arrangements would be adequate, taking into account the adjacent operational wharf

What decided it

The harmful effect on character and appearance combined with the impracticality and unsafe design of the triangle play area were the most important factors outweighing the scheme's benefits.

The public benefits (substantial housing and affordable housing delivery, brownfield redevelopment, the Lea bridge link and other S106 benefits) were outweighed by the substantial harm to character and appearance, less-than-substantial heritage harm, deficiencies in play space and amenity, and uncertainties over servicing and access, leading to dismissal.

What the Inspector cited

Development plan policies
BN.1BN.5D9H10H.1H.2SP.2H6HC1BN.17D6BN.4D3S4BN.9S.1G5T6T6.1T7T.8
National Planning Policy Framework
Paragraph 123

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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The authority’s record since 2016 · every decision in 2022

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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.