Barking Riverside is set to see a significant expansion, with plans approved for up to 13,046 new homes and substantial non-residential development. The new outline planning application (NOPA) was given the green light by the Planning Committee of Barking and Dagenham Council on Monday, March 16, 2026. The anticipated completion date for this extensive development is 2046.
This approval aims to optimise the site's capacity, bringing the total potential for the wider Barking Riverside area to 20,000 homes. The development will include a baseline of 12% affordable housing, with a 50:50 split between social and intermediate tenures. This provision can increase up to 35% based on viability reviews, specifically when the agreed profit level (Internal Rate of Return - IRR) of 14% is exceeded. Review mechanisms will be in place to ensure this increase.
The plans also encompass significant non-residential floorspace, including retail, business, leisure, hotel, and community facilities. Specifically, the plans prioritize primary healthcare, two new community spaces (up to 6,400 sqm), and faith spaces. Land will be safeguarded for three additional primary schools: two four-form entry schools, in addition to the existing Mallard Primary School. The timing of their operational status will be determined by monitoring and forecasting of pupil need. Approximately 70 hectares of open public space will be delivered, including parks and play areas, with a minimum 10% Biodiversity Net Gain.
Contributions totalling £11 million will be made towards public transport improvements, primarily additional bus services. This is based on modelling demonstrating the need for seven additional buses. There is flexibility for Transport for London (TfL) to redirect these funds for modal shift, such as providing bus priority. The specific bus routes prioritized are EL1, EL2, and EL3. An additional £2 million will support active travel initiatives.
An estimated £6.46 to £7.86 million will be contributed towards local healthcare services, ring-fenced to support and expand the on-site delivery of health services to directly benefit residents within Barking Riverside. This contribution is in addition to the health hub already secured under the previous outline planning permission.
Measures to mitigate the environmental impacts of this large-scale development, beyond the 10% Biodiversity Net Gain, include over 35% on-site CO2 reduction beyond Building Regulations, BREEAM Excellent standards, flood resilience measures, sustainable drainage systems (SuDS), and air quality neutrality. The scheme also aims for strong urban greening and mandates long-term monitoring across energy, carbon, biodiversity, and waste.
Concerns raised by objectors regarding the impact on local services, building design, environmental impacts, and infrastructure delivery were heard by the committee. However, the committee ultimately voted to approve the application, with Councillor Farouk Choudhury voting against.
Further details on the development framework can be found in the Parameter Plan - Framework document. Information regarding the application boundary is available in the Parameter Plan - Application Boundary.
