Tower Hamlets Council's Strategic Development Committee has approved plans for a new 54-storey tower at the South Quay Building, 77 Marsh Wall, E14 9SH. The development, granted permission by a majority vote of eight in favour and one abstention, will include 35% affordable housing, comprising 96 social rented homes and 25 intermediate homes.

The approved plans involve the demolition of the existing office building and the construction of a single tall building featuring residential units, serviced apartments, co-living accommodation, and commercial and community spaces. The tower will stand at 54 storeys, reaching 190 metres Above Ordnance Datum.

Architectural elevation of the proposed redevelopment of the South Quay Building, showing its scale relative to surrounding structures.
Architectural elevation of the proposed redevelopment of the South Quay Building, showing its scale relative to surrounding structures.

Concerns were raised by objectors regarding density, infrastructure strain, and the impact on daylight and sunlight for neighbouring properties, particularly Hampton Tower. Officers acknowledged these impacts but concluded that the public benefits, especially the affordable housing provision, outweighed the identified harms.

To mitigate the strain on local services, the development includes financial contributions towards the construction of a footbridge or pedestrian improvements, as requested by Transport for London. Furthermore, a Community Infrastructure Levy (CIL) payment of £12 million is associated with the scheme, with over £9 million allocated to the council for local infrastructure projects, such as GP services and school provisions. Thames Water has also indicated that network upgrades may be necessary for the network to accommodate the development.

Architectural rendering of the proposed redevelopment of the South Quay Building at 77 Marsh Wall, E14 9SH, showcasing residential units, public spaces, and waterfront access.
Architectural rendering of the proposed redevelopment of the South Quay Building at 77 Marsh Wall, E14 9SH, showcasing residential units, public spaces, and waterfront access.

The tower will stand at 54 storeys, reaching 190 metres Above Ordnance Datum. The design of the tower has been a key consideration, with its height and massing assessed in relation to the surrounding tall buildings in the Canary Wharf cluster. Officers noted that the proposed tower is lower than the adjacent Hampton Tower (68 storeys) and is set down from the higher buildings in the centre of the cluster, aligning with planning policies for the area.

Regarding the impact on daylight and sunlight for neighbouring properties, particularly Hampton Tower, the assessment indicates that 92% of rooms will be in full compliance with BRE criteria for North Skyline (daylight distribution), and 69.4% of windows will be in full compliance with BRE criteria for Vertical Sky Component (VSC). While there are major adverse impacts identified for 40% of Hampton Tower's windows (552 windows), the report notes that retained values are considered acceptable in this urban location. The proposal is considered to only impact one residential property significantly, which is deemed acceptable for a development of this scale.

Architectural rendering of a green courtyard with seating and people, likely a proposed development.
Architectural rendering of a green courtyard with seating and people, likely a proposed development.

The development will also include 238 co-living rooms and 430 square metres of commercial floor space, alongside 192 square metres of community space. The co-living rooms are considered a critical part of the economics of our scheme and allows us to maximise on-site social rent provision, something many schemes cannot achieve. They are also seen as providing a stepping stone before being able to move onto the ladder and helping to plug that gap and provide homes for people locally and young professionals. The specific projected impact on the local rental market and community dynamics beyond these stated economic and social functions is not detailed.

The commercial and community spaces will be located at the lower levels of the building. The community floor space will be provided on a peppercorn rent basis for the lifetime of the development and will be advertised to Tower Hamlets-focused occupiers. The commercial floor space will be offered at a 75% discount to market rent for the initial two years, and thereafter at a 50% discount. Both spaces will be fitted out and will focus on advertising to Tower Hamlets-based groups to occupy them.

Architectural rendering of a modern building with brick facade and green window frames.
Architectural rendering of a modern building with brick facade and green window frames.

The affordable housing provision, calculated by habitable room, amounts to 38% of the total, with 84% of these designated as social rent.

The development at 77 Marsh Wall is projected to create around 2,200 construction jobs each year, 151 permanent jobs post-completion, and approximately £7.8 million in annual household spending.

Despite objections concerning density and infrastructure, the committee granted planning permission, subject to planning conditions and obligations to be secured in a Section 106 agreement. Further details can be found in the Public reports pack for the Strategic Development Committee meeting on 21st July 2026.