10,000 Homes at Billingsgate Tower Hamlets 2026

Key Points

• Tower Hamlets Council is collaborating with the City of London Corporation to redevelop the Billingsgate Fish Market site after its relocation to Albert Island in the Royal Docks, Newham.
• The redevelopment could deliver up to 10,000 new homes and significant employment floorspace across Billingsgate, nearby Poplar DLR depot, and New City College campus.
• A promotional pamphlet, approved by leading Aspire Party councillors this week, promotes Billingsgate as a “top opportunity” for developers in 2026.
• The council acts as both the local planning authority and a joint landowner of the Billingsgate site.
• Plans aim to create a significant new mixed-use quarter with improved connectivity between Canary Wharf and South Poplar, providing thousands of homes and jobs.
• Billingsgate is one of multiple sites in public ownership that could form a whole new mixed-use neighbourhood.
• The City of London Corporation announced the market’s relocation in December 2025.
• Tower Hamlets mayor Lutfur Rahman wants to show developers the council is “open to business”.
• Tower Hamlets Labour criticises the pamphlet as a “brochure for developers, not residents”, questioning affordable housing proportions and social rent.
• Cllr Asma Islam of Tower Hamlets Labour stated: “The word affordable appears throughout this document. The words social rent do not. That gap is everything for the 25,000 families on the waiting list tonight.”
• The council holds £261.5m in unspent S106 and CIL contributions, the highest per household in England and Wales per Home Builders Federation research published 3 March 2026.
• Mace Consult is named in the pamphlet as supporting the Mayor’s Accelerated Housing Programme across 46 council-owned sites, with a commitment of “51% affordable” but no specification on social rent.
• The relocation requires an Act of Parliament and planning approval from Newham Council.
• New City College Poplar campus redevelopment plans include modern facilities, community access, and retention of listed buildings.

Tower Hamlets, London (East London Times) April 3, 2026 – Tower Hamlets Council has unveiled plans to build up to 10,000 homes in and around the Billingsgate Fish Market site following the market’s relocation to the Royal Docks in Newham. The council is partnering with the City of London Corporation to transform the area into a mixed-use quarter, as outlined in a new promotional pamphlet approved by Aspire Party councillors. This initiative targets developers for 2026 opportunities amid London’s housing crisis.

What Is the Planned Redevelopment of Billingsgate Fish Market?

As reported by the British Broadcasting Corporation (BBC) in their article on market relocations, Tower Hamlets Council stated it was working with the City of London Corporation on plans to redevelop the Billingsgate site after the market moves to Albert Island, just east of London City Airport. The pamphlet highlights that the market, along with the Poplar DLR depot opposite on the north side of Aspen Way, and the adjoining New City College campus on Poplar High Street,

“could deliver up to 10,000 new homes and significant employment floorspace”.

The council emphasised:

“The council is both the local planning authority and a joint landowner of the current Billingsgate site. We’re working with the City of London to bring forward the redevelopment of the site that will create a significant new mixed-use quarter with improved connectivity between Canary Wharf and South Poplar, providing thousands of homes and jobs.”

Billingsgate is positioned as a “top opportunity” for developers in 2026 within the promotional document.

This forms part of a broader strategy to repurpose underutilised public sites into vibrant neighbourhoods, addressing acute housing shortages in East London.

Why Is Billingsgate Being Relocated?

The City of London Corporation, which runs Billingsgate, announced in December 2025 that the market would relocate to Albert Island in the Royal Docks.

As detailed by the Royal Docks Team announcement, this fulfils ambitions set in December 2024 for a new site within the M25, involving the City of London Corporation, Billingsgate and Smithfield Market Traders, and the Greater London Authority.

Under the proposal, both Billingsgate and Smithfield markets would operate from the new Albert Island site, contingent on an Act of Parliament to close existing markets and planning approval from Newham Council. The BBC noted the corporation has entered an agreement with the Greater London Authority to advance these proposals.

Which Other Sites Are Involved in the Plans?

The pamphlet identifies multiple sites in public ownership for redevelopment into a new mixed-use neighbourhood. These include the Poplar DLR depot, opposite Billingsgate on Aspen Way’s north side, and the New City College campus on Poplar High Street.

New City College’s Poplar campus, spanning 0.68ha adjacent to Poplar DLR station and within 500m of Canary Wharf’s Crossrail, shares allocation with the DLR depot under the Isle of Dogs and South Poplar Opportunity Area Planning Framework.

Earlier plans from 2018 by New City College seek to demolish 90% of the campus, retaining the listed building and old Poplar library frontage, for a five-floor modern facility with atrium, labs, makerspaces, and community-accessible auditorium, café, sports, and library. The college notes 80% of students are from Tower Hamlets and aims to open facilities to the public.

Who Approved the Promotional Pamphlet?

Leading Aspire Party councillors approved the pamphlet this week, embedding it in the council’s 2026 developer strategy. Aspire, Mayor Lutfur Rahman’s party, drives this pro-development push.

Tower Hamlets mayor Lutfur Rahman said he wanted to show developers the council is “open to business”. His Accelerated Housing Programme commits to “51% affordable” across 46 council-owned sites, supported by Mace Consult, though without specifying social rent levels.

What Are the Criticisms from Opposition Parties?

Tower Hamlets Labour Group has criticised the ‘Future Places’ prospectus as a

“brochure for developers, not residents”. As reported on the THLabour.org site dated March 24, 2026, they demand clarity on what proportion of the 52,000 homes will be genuinely affordable at social rent.

Cllr Asma Islam, Labour’s Shadow Cabinet Member for Housing, said:

“The word affordable appears throughout this document. The words social rent do not. That gap is everything for the 25,000 families on the waiting list tonight.”

She added:

“Tower Hamlets is already sitting on £260 million in developer contributions, nine times the national average, that should have been spent on affordable homes, infrastructure, parks and schools.”

Labour highlights £261.5m in unspent S106 and CIL funds, per Home Builders Federation research on March 3, 2026—the highest per household nationally. The Green Party manifesto opposes private developers profiting from council land, advocating 100% council homes.

How Does This Fit into Broader Housing Strategies?

Mayor Lutfur Rahman’s priorities include boosting affordable housing, targeting 40% with 85% social rent in 2024, and opposing government reductions. In 2025, focus shifted to repairs and voids; he presented plans for 3,300 affordable homes on council sites.

Recent approvals, like nearly 2,000 homes on Poplar’s Teviot Estate by Poplar HARCA and Hill Group, include over 400 social rent family homes. Rahman stated:

“Building more high-quality, genuinely affordable homes that meet the needs of our community is one of our top priorities. I’m proud that we’ve secured over 400 new homes for social rent – including many much-needed family-sized homes – as part of this major regeneration.”

What Challenges Lie Ahead?

Relocation and redevelopment face hurdles: parliamentary approval and Newham planning consent for the markets. Critics question affordability amid unspent funds and waiting lists. Public ownership enables council influence, but balancing homes, jobs, and connectivity remains key.

The Evening Standard echoed the pamphlet’s vision for 10,000 homes and employment space. East London Times reporters detailed the collaboration and pamphlet contents across March-April 2026 articles.