302-312, High Street, Stratford London, E15 1AJ

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

Authority: London Legacy Development Corporation
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Other Major Developments
Inspector: Nicholson D

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

Framework references: 11, 125, 131, 135, 139, 212, 215, 216

Plan policies cited: GG2, D3, D4, D9, Objective 2, 3.1, 3.2, BN.1, BN.4, BN.5, BN.17, HC1, BN.5.4, BN.4.10, T6.1, D8N, D8, SD1, GG4, H15, GG5, E1-E3, SP.2, SP.1, B1, B4, D9Cd), BN.5.8, D9 part C1)a)iii

Judgments cited: [2017] PTSR R (MountCook Land Ltd) v Westminster CC (CA) Auld LJ

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.