Newham Council has approved a planning application to convert a former office building in Plaistow into temporary accommodation for vulnerable individuals. The development, located at 63 Rowntree Clifford Close, will provide 22 lockable bed spaces.
The Local Development Committee approved the application, paving the way for Just Homes Charity, a registered housing provider, to transform the site from a Class E commercial space to temporary accommodation (Sui Generis) with ancillary supported services. The plans also include a loft conversion, a rear dormer roof extension, a part one/part two-storey side extension, and a single-storey front extension.
The decision, made at a meeting on 16 July 2025, follows a review of the proposal's impact on the local area, including the loss of commercial space, the quality of accommodation, urban design, and the potential effects on neighbouring properties. The development must commence within three years of the permission date.
The council's report acknowledged the need for such accommodation in the borough. Newham has one of the highest rates of homelessness in England, with a significant number of people living in temporary accommodation. The Council's Homelessness and Rough Sleeping Strategy (2021-2026) highlights that Newham has one of the highest rates of homelessness of any local authority in England, with an estimated one in 22 people in the Borough currently homeless, living in temporary accommodation or on the street. The rate of households in temporary accommodation in Newham is 48 per 1,000, the highest rate in the capital, almost three-times the London average.
Just Homes Charity aims to provide single homeless men, including those unemployed, ex-offenders, and individuals with a history of drug or alcohol addiction, with temporary accommodation for up to two years. Referrals would be received mostly from the Newham Council's Homelessness Team, giving those with a local connection priority, although other homeless charities would also be able to make referrals, with occupancy from non-Newham residents not exceeding 33%. The charity does not accept occupiers who have an active or recent substance/alcohol addiction, or ex-offenders who have been convicted of arson, violence, sex offences or property convictions.
The charity also provides support with independent living, health and wellbeing, maintaining relationships, financial management, education and back-to-work preparation. The existing outbuildings on site are to be utilised as office space to provide care and support, which is considered ancillary to the proposed temporary accommodation. Specifically, the outbuildings will be used for:
- Pre assigned one to one support meetings with residents at least once every two weeks. The management plan indicates that there will be 4 support officers assisting with residents.
- Risk assessment and mitigation meetings with clients.
- Drop in meetings during 9-5 hours.
- Any staff meetings required related to the residents of the main property.
- External organisations providing support i.e. assessments and counselling to clients.
The committee considered the location of the property, noting its proximity to local centres and transport links. Newham Local Plan policy H3 states that specialist accommodation should be appropriately located in terms of achievements and mixed and balanced communities and the ability to meet the needs of its occupants including via the provision of adequate transport and supporting facilities.
To address potential concerns from existing residents regarding safety, security, and anti-social behaviour, Just Homes Charity will implement several measures. The applicant is an experienced provider that regularly monitors, maintains and has management structures in place to prevent excess noise and anti-social behaviour. Residents are vetted, and are only offered a bed space if they are willing to work with the charity to integrate themselves back into society. New residents must be willing to comply with the projects aims, ethos and must sign up to the conditions of residence which includes a no tolerance policy to anti-social behaviour. CCTV will be installed within all common areas and entry and exist points outside the property. Intruder alarms are also fitted. The Charity does not accept residents who have an active or recent substance/alcohol addiction or are ex-offenders who have been convicted of arson, violence, sex offences or property convictions. Every applicant from ex-offenders are subject to a full risk assessment before an offer is given. The charity has established an effective working pattern to ensure there is a staff presence in every property between the hours of 9 and 5 Monday to Friday. Outside of these core hours there is always a member of staff on call 24 hours a day with the ability to attend the premises within 30 minutes as and when required.
Three letters of support were received from Stephen Timms MP, Uma Kumaran MP, and James Asser MP.
The Local Development Committee included Councillors James Beckles (Local Development Committee Chair), Liz Cronin, Sabia Kamali (Majority Group Assistant Whip), Femi Falola, Larisa Zilickaja, Nur Begum, Salim Patel, Mohammed Muzibur Rahman, Syed Bashar, Anthony McAlmont, Imam Haque (Vice Chair of Council), and Mehmood Mirza (Leader of Newham Independents Group).
Conditions were imposed on the approval, including a statutory time limit for commencement, adherence to approved drawings, and the submission of a demolition and construction logistics plan. The council also stipulated measures to control dust, emissions, and noise during construction, as well as requirements for materials and obscure glazing.
