®Planning appeal decision
302-312, High Street, Stratford London, E15 1AJ
Planning appeal 3350592 at 302-312, High Street, Stratford London, E15 1AJ (London Legacy Development Corporation) was dismissed on 12 March 2025 by Inspector Nicholson D, following an inquiry. The main issue, as the Inspector framed it: the character and appearance of the area with particular regard to the height, scale, massing and design.
Demolition of existing buildings and redevelopment of the site to provide a part 12, part 34 storey building (plus 1 basement level and roof plant) for a mixed-use development comprising 700 student accommodation rooms (Sui Generis), 801sqm workspace (Class E), a new public house consisting of 177sqm (Sui Generis) with hard and soft landscaping, public realm improvements including enhancements to the Channelsea River and associated works
- Appeal type
- major · Planning Appeal
- Procedure
- Inquiry
- Development
- residential · Other Major Developments
- Inspector
- Nicholson D
- Postcode
- E15 1AJ
Main issues, as the Inspector framed them
- the character and appearance of the area with particular regard to the height, scale, massing and design
- the contribution that setting makes to the significance of the St John's Conservation Area (CA), and of non-designated heritage assets (NDHAs)
- public realm
- privacy
- Blue Badge parking provision
What decided it
The excessive height, scale, massing and design of the proposed tower caused considerable harm to the character and appearance of the area which, together with other identified harms, significantly and demonstrably outweighed the benefits even under the tilted balance.
the collective harm from the proposal's height, design, heritage, public realm, privacy and Blue Badge parking impacts significantly and demonstrably outweighed the benefits (including housing, affordable housing and economic benefits) under the tilted balance, so the appeal was dismissed
What the Inspector cited
- Development plan policies
- GG2D3D4D9Objective 23.13.2BN.1BN.4BN.5BN.17HC1BN.5.4BN.4.10T6.1D8ND8SD1GG4H15GG5E1-E3SP.2SP.1B1B4D9Cd)BN.5.8D9 part C1)a)iii
- National Planning Policy Framework
- Paragraph 11Paragraph 125Paragraph 131Paragraph 135Paragraph 139Paragraph 212Paragraph 215Paragraph 216
- Judgments
- [2017] PTSR R (MountCook Land Ltd) v Westminster CC (CA) Auld LJ
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 appliedThe decision letter
Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.
With an account
What an account adds to this decision
More decisions in London Legacy Development Corporation
The authority’s record since 2016 · every decision in 2025
- Dismissed16 May 20223283799Land at the East of Hancock Road and West of the River Lea Navigation, Hancock Road, Bromley-by-Bow, London, E3 3DA
- Unknown8 May 20253352467Pavement Opposite Stratford Shopping Centre, Unit K2, Stratford, London, E15 1DE
- Dismissed8 May 20253352465Pavement Opposite Stratford Shopping Centre, Unit K2, Stratford, London, E15 1DE
- Unknown7 May 20253352470Pavement Outside Unex Tower, 7 Station Street, Stratford, London, E15 1DA
- Dismissed7 May 20253352469Pavement Outside Unex Tower, 7 Station Street, Stratford, London, E15 1DA
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.