Plans for New Hotel at Historic East London Custom House

Key Points

• Plans to convert the Grade I listed Custom House in East London into a luxury hotel were rejected in 2022 due to heritage concerns.
• Jastar Capital purchased the building in 2023 and submitted new, revised plans designed to be sensitive to the building’s historic status.
• The new proposals include a 179-room hotel, spa, dining areas, public access routes, and curated historical displays.
• The previous scheme by Squire & Partners was criticised for “many harmful heritage impacts.”
• The new application is led by Orms and Richard Griffiths Architects with additional cultural and structural consultants.
• Campaign groups such as Save Britain’s Heritage and the Georgian Society were vocal in opposing earlier plans.
• The project aims to preserve major architectural features, including the Grade II* listed riverside walls, stairs, and cranes.
• A public quayside space and event areas are part of the new vision to revitalise the site and enhance public access.

What happened with the hotel plans for the historic East London building?

As reported by Jack Simpson of MyLondon News, plans to transform the Grade I listed Custom House into a luxury hotel were initially rejected in 2022 after a lengthy 13-day planning inquiry. The Planning Inspector dismissed the previous scheme submitted by Squire & Partners, citing significant heritage harm that outweighed the benefits of the proposed redevelopment. This site, a prominent neoclassical landmark located on the north bank of the River Thames in central London, has served as a customs house for over 200 years and holds great historical importance.

Jastar Capital acquired the building in 2023, thereafter submitting new plans developed by Orms and Richard Griffiths Architects. These plans claim to better preserve the site’s heritage while enabling its reuse as a hotel.

What were the concerns about the earlier hotel conversion proposal?

The earlier scheme for a 200-room hotel faced strong opposition from heritage bodies including Save Britain’s Heritage and the Georgian Society. Critics argued the plan would cause “many harmful heritage impacts,” particularly with the partial rebuilding of the building’s eastern block and additions such as roof terraces on the central wing. The Planning Inspector acknowledged the architectural response but concluded the irreparable damage to the building’s historical fabric could not be justified by the project’s supposed benefits.

How do the new plans address these heritage concerns?

The architect Elyse Howell-Price of Orms stated that the new design underwent comprehensive historical and construction research to ensure sensitivity to the site’s significance. The latest plans propose a smaller 179-room hotel with spa and health facilities integrated discreetly, avoiding intrusive interventions that marred the previous layout.

Key heritage elements such as the Grade II* listed river wall, stairs, and cranes along Custom House Quay are to be preserved. The King’s Warehouse will be adapted into public food and beverage spaces, and a public route with historical exhibitions is planned through the building. Landscape improvements along the quayside aim to create an accessible and inclusive outdoor public space.

Who are the main parties involved in the new hotel proposal?

Jastar Capital is the developer behind the project, having purchased Custom House through its subsidiary Custom House City Ltd. Orms leads the architectural design, with Richard Griffiths acting as conservation architect. The wider project team includes Publica for cultural and landscape strategy, Elliott Wood as structural engineers, and Caneparo Associates focusing on transport consultancy.

Jay Matharu from Jastar Capital said, “As long-term custodians, we are thrilled to put forward our plans to revitalise Custom House with welcoming community spaces, a heritage-focused hotel, elegant event spaces, exceptional dining experiences, a dedicated spa, and a dynamic quayside”.

What public and cultural benefits are proposed?

The project envisions opening up significant parts of the building to the public for the first time in decades. This includes a curated historical library, gallery spaces in the former Tide Waiter’s Room, and one of the City’s best event spaces in the building’s Long Room. The quayside will be transformed with landscaping and public amenities to encourage year-round community use, alongside outdoor cafés and restaurants with south-facing terraces.

What is the current status and outlook for the hotel plans?

While the original scheme was rejected at appeal, the new application appears to have made considerable efforts to heed the previous criticisms. The planning consultant Montagu Evans highlighted that the proposal “brings an important London heritage asset back into viable use as a landmark hotel, restoring its former grandeur and opening it up to guests and the public alike”.