Newham Council's Strategic Development Committee has approved a major mixed-use development on land at Knights Road in Silvertown, which is set to deliver up to 1,667 homes. The first phase of this development is scheduled to complete in 2031, with the overall delivery of homes phased thereafter.
The project will also include commercial, business, service, and industrial floorspace, projected to create 2,425 construction jobs and 440 end-use jobs, alongside a significant financial contribution to Newham's employment initiatives.
Significant public realm improvements are planned, including new pedestrian and cycling connections. The proposed highway layout changes, featuring a roundabout on Knights Road to redirect traffic towards North Woolwich Road, have been supported by the Highways Authority. Existing on-street parking will be removed to facilitate this new layout, and the development will be car-free, with the exception of blue badge parking. Comprehensive cycle storage will be provided in line with London Plan requirements for both residential and commercial aspects, including spaces for larger bicycles. Furthermore, the development will contribute £3.8 million towards local public transport, which could fund increased lift capacity at West Silvertown DLR station and new night bus services on North Village Road.
Enhancements to Lyle Park are also part of the plan, with a £1 million contribution secured via a Section 106 agreement. The developer is committed to this contribution, which will be paid to the local authority prior to the commencement of above-ground works for the initial phase of development. Further negotiations within the Section 106 agreement are ongoing to detail the specific works, the responsible party for undertaking them, and the delivery sequence.
Concerns were raised regarding the transition between industrial and residential uses. To address this, a Section 106 obligation requires the developer to provide an industrial buffer zone. This buffer zone, as indicated in the Masterplan Statement, could incorporate land uses such as light industry and small businesses. The developer must provide a delivery program for this buffer zone, and the council has received legal advice supporting a 'reasonable endeavours' approach for its implementation.
Mitigation measures for industrial noise and dust are comprehensive. These include ensuring habitable rooms do not overlook industrial uses, the installation of winter gardens instead of open balconies, high-performance glazing, non-opening windows, and mechanical ventilation systems. Various acoustic conditions have been secured to safeguard residential amenity. In addition to the industrial buffer zone, a detailed construction logistics plan has been secured by condition to manage disruption for businesses along Knights Road.
Concerns about the reduction in affordable housing provision were also discussed. The development will deliver 153 affordable social rental units, representing 9.2% of the total homes. This reduction from a potentially higher percentage is attributed to viability issues, primarily the considerable contribution required for highway work and river walk improvements. An independently reviewed financial viability assessment concluded that 9.2% is the maximum viable affordable housing provision. While all affordable units will be social rent, this falls below the London Plan's target of 35% affordable housing. The full details of the development can be found in the Knights Road planning document.
Tate & Lyle Shivers, a local business, raised concerns about road safety and site access due to the proposed highway changes, referencing a past fatality on Knights Road. They acknowledged that their concerns have been partly addressed through Section 106 obligations and planning conditions.
Further information on the Strategic Development Committee meeting can be found in the Public reports pack.
