Greenwich Council's Planning Board has approved significant changes to the Morden Wharf housing development, including a revised affordable housing offer and amendments to the scale and layout of residential buildings. The total number of residential units planned for the development remains up to 1,500.
The board granted planning permission for alterations to conditions attached to the Morden Wharf development under Section 73 of the Town and Country Planning Act 1990. A key decision was the approval of a revised affordable housing provision, reducing it from the previously agreed 35% to an unconditional commitment of 20%. This revised offer comprises 68% social rent and 32% intermediate housing, making it eligible for grant funding from the Greater London Authority (GLA).
Councillors debated the reduction in affordable housing, with some expressing concerns about the decrease from the original 35% and the removal of mid and late-stage viability reviews. Councillor Maisie Richards Cottell expressed discomfort, stating, 'I do welcome the change from 10 to 20 percent - but again I would agree that's not 35 percent'. Councillor Tamasin Rhymes also noted, 'I agree with I'm not happy about the intermediate housing the fact that it is just 20 percent'.
The reduction in the affordable housing offer was attributed to changing economic conditions and the adoption of new London Plan Guidance on 'Support for Housebuilding'. The developer's Financial Viability Assessment (FVA) indicated that the development was no longer viable to support the originally agreed amount of affordable housing. Factors contributing to this change in viability include new building safety requirements reducing the net internal area of the buildings (dual cores), increased construction costs, increased regulatory and funding costs, reduced affordable housing revenues, and increased taxes.
The Council's FVA consultant assessed the submitted FVA and concluded that the development was in deficit. However, the GLA reviewed the appraisal and concluded that with GLA funding, the development could support 20% affordable housing. The applicant has committed to providing a minimum of 10% affordable housing unconditionally, with a further 10% subject to securing grant funding from the GLA.
The new London Plan Guidance (LPG) 'Support for Housebuilding', adopted in March 2026, allows for a lower threshold for schemes that can be delivered quickly. For Morden Wharf, the GLA confirmed that to meet the threshold, a minimum of 20% affordable housing needs to be provided, with a split of at least 60% in favour of social rent. Morden Wharf meets criteria 4 of the LPG, which states: 20 per cent affordable housing by habitable room for residential schemes on industrial land where industrial floorspace capacity has been re-provided
. This means the proposal is eligible for grant funding from the GLA.
Amendments to the parameter plans include a reduction in the total number of buildings by one, the amalgamation of Blocks B06 and B07, and increased separation distances between the Parkside Towers to a minimum of 18 metres. The rationale behind amalgamating Blocks B06 and B07 was to reduce the total number of buildings by one, creating a longer building in that section.
An energy centre will be introduced as an extension to SW4, and a low link building will connect towers T02 and T04, incorporating a podium garden.
Concerns were raised by councillors regarding the quality and appearance of the metal cladding on the Parkside Towers. The applicant and architect provided reassurance regarding the design rationale and the rigorous testing and approval process for materials. The meeting information states that the applicant and architect explained the 'rigorous testing and approval process for materials' for the metal cladding on the Parkside Towers. It also mentions that 'through condition, [the council] receive the samples of the materials, and we will see panels made up on site of substantial size as well.' The architect further elaborated that they 'will be going through quite a significant process with Francesco, who is the design officer, and Beth, in terms of demonstrating one-to-one samples on site.'
The anticipated timeline for the completion of the Morden Wharf development is looking at 'probably completion by 2032'. The 30-month incentive for the first floor slab relates to an early-stage review. If the developer does not reach the first floor slab of the first residential building within 30 months of permission being issued, the viability will be reviewed at the point of commencement.
The board voted to approve the recommendation with two votes in favour, one against, and one abstention.
Read more about the Morden Wharf development in the Main report Morden Wharf - Ref. 25.1985.MA.
Read the Addendum report Morden Wharf - Ref. 25.1986.R for further details.
