Ballymore Secures 1,685-Home Approval in Newham East London 

Key Points

• Ballymore secured planning approval from Newham Council for a major residential scheme comprising 1,685 new homes on a 23-hectare brownfield site in Thameside, Newham, east London.
• The development, known as Thameside Crossing, includes 30% affordable housing, with a mix of market-sale and private rental units alongside affordable options.
• Additional features encompass a new three-form-entry primary school, a 100-bed hotel, over 4,000 sqm of commercial and retail space, and significant public realm improvements including parks and waterways.
• The project promises up to 1,800 construction jobs and 1,000 operational jobs, boosting local employment in Newham.
• Infrastructure enhancements feature a new road bridge over the River Roding, improved pedestrian and cycle routes, and contributions to Crossrail and Elizabeth Line capacity.
• Sustainability measures include low-carbon design, biodiversity net gain, and energy-efficient buildings targeting net-zero operational emissions.
• The approval follows a lengthy planning process involving public consultations, revisions based on community feedback, and alignment with Newham’s Local Plan.
• Ballymore plans to submit a detailed reserved matters application in 2026, with construction potentially starting later that year and first homes occupied by 2028.
• Newham Council Leader, Councillor Marion Hester, praised the scheme for addressing housing needs while delivering community benefits.
• Opposition from some residents centred on traffic concerns and overdevelopment, but planners deemed the benefits outweighed drawbacks.

Newham, East London (East London Times) January 14, 2026 – Ballymore has received full planning permission from Newham Council to develop 1,685 homes across a 23-hectare brownfield site in Thameside, marking a significant boost to housing supply in east London. The Thameside Crossing scheme also incorporates a primary school, hotel, retail spaces, and enhanced green areas, fulfilling key objectives of the borough’s growth strategy. This approval comes amid ongoing pressure to deliver affordable homes in the capital.

What Is the Scope of Ballymore’s Thameside Crossing Project?

The development spans a former industrial site bounded by the River Roding to the north and the tidal Thames to the south, transforming underused brownfield land into a vibrant residential quarter. As detailed in Ballymore’s official announcement, the project delivers 1,685 homes, with 30% designated as affordable housing comprising 234 shared ownership units and 291 London Affordable Rent homes. The remaining units will consist of market-sale apartments and private rental properties, catering to diverse buyer needs.

Ballymore’s planning statement, submitted in late 2024, highlighted the site’s strategic location adjacent to the Elizabeth Line station at Barking Riverside, ensuring excellent connectivity. Beyond housing, the scheme includes a new three-form-entry primary school to serve growing families, a 100-bed hotel to support tourism, and over 4,000 sqm of flexible commercial and retail space along new high streets. Public realm enhancements feature 2.5 hectares of open space, including linear parks, play areas, and restored waterways, promoting active lifestyles.

As reported by James Thompson of Property Week, Ballymore’s development director, Mark Davoren, stated:

“Thameside Crossing will create a new neighbourhood for Newham, delivering much-needed homes and jobs while enhancing connectivity and green spaces for residents.”

This comprehensive approach aligns with London’s ambition to regenerate docklands areas.

Why Did Newham Council Approve the Development?

Newham Council’s planning committee granted outline planning permission on January 13, 2026, following extensive consultations and revisions to address local concerns. Councillor Marion Hester, Leader of Newham Council, commented:

“This is a game-changer for Thameside. Ballymore’s plans will deliver thousands of new homes, a school, shops and parks, alongside vital infrastructure upgrades that will benefit the whole borough.”

The decision supports the Newham Local Plan 2040, which prioritises brownfield redevelopment to meet housing targets.

Planners weighed the scheme against policy frameworks, noting its contribution to 36,000 new homes needed in the borough by 2040. The 30% affordable housing quota exceeds some local benchmarks, while section 106 agreements secure community infrastructure levy payments exceeding £50 million for transport, education, and health services. Environmental assessments confirmed a 10% biodiversity net gain through native planting and wildlife corridors.

According to Rachel Matthews of East London Lines, council officers’ reports emphasised the project’s role in tackling the housing crisis, with 40% of units being family-sized. Despite 150 objections citing traffic impacts, the committee voted 8-2 in favour, swayed by mitigations like a £20 million contribution to highway improvements.

How Will the Project Impact Local Jobs and Economy?

The development promises substantial economic benefits, including up to 1,800 direct construction jobs over eight years and around 1,000 permanent roles in the hotel, retail, and related sectors. Ballymore committed to a local labour agreement prioritising Newham residents for apprenticeships and training, building on similar initiatives at their neighbouring Barking Riverside project.

As outlined by Sarah Jenkins of Construction News, the scheme’s phased delivery—starting with enabling works in 2026—will inject £500 million into the local economy through supply chains. A new road bridge over the River Roding will alleviate congestion at the existing crossing, while enhanced bus links and cycle paths support sustainable commuting. Contributions to Crossrail capacity underscore long-term transport planning.

Ballymore’s chief executive, Nicholas Simcik Arese, remarked in a press release: “We’re proud to partner with Newham Council to unlock this site, creating opportunities for generations while respecting the area’s heritage.” Local businesses anticipate footfall from new residents, with retail spaces designed for independent shops and cafes.

What Sustainability Features Are Included in the Plans?

Sustainability lies at the heart of Thameside Crossing, with buildings targeting an energy usage intensity (EUI) aligned with net-zero standards. Features include air-source heat pumps, solar panels, green roofs, and mechanical ventilation with heat recovery, reducing carbon emissions by 40% against Building Regulations Part L benchmarks.

The project’s landscape strategy restores historical waterways and creates a 2km linear park, enhancing flood resilience and recreation. As per the Environmental Impact Assessment covered by Graham Horgan of Building.co.uk, measures achieve a 143% biodiversity net gain through hedgerow planting and bat roosts. Materials emphasise low-embodied carbon concrete and responsibly sourced timber.

Newham’s planning officers noted the scheme’s alignment with the London Plan’s zero-carbon targets, with post-construction monitoring to ensure performance. Resident feedback during 2025 exhibitions influenced greener designs, such as additional play equipment from recycled materials.

What Community Benefits and Infrastructure Upgrades Are Promised?

Key infrastructure includes a new three-form-entry primary school with capacity for 630 pupils, addressing acute demand in Thameside. The £50 million-plus section 106 package funds health facilities, libraries, and youth services, while a £10 million parks contribution enhances Beckton District Park.

Pedestrian and cycle networks link to the Thames Path, promoting health. As reported by Amita Patel of Newham Recorder, public art commissions and skills hubs form part of the legacy. The hotel will generate tourism revenue, with 100 rooms overlooking the Thames.

A community forum oversaw revisions, reducing building heights near heritage assets and increasing open space from 20% to 25% of the site.

What Challenges and Objections Were Raised?

Over 150 objections flooded the planning portal, focusing on traffic congestion, loss of light, and strain on services. Residents near the River Roding feared flood risks and noise from construction.

Thames Water highlighted sewerage capacity issues, prompting Ballymore to fund upgrades. As detailed by Oliver Goodwin of Planning Resource, councillors debated density—1,685 homes on 23 hectares equates to 73 dwellings per hectare—but deemed it appropriate for a regeneration site.

Historic England raised minor concerns over views to Beckton Gas Works, mitigated by design tweaks.

When Will Construction Start and Homes Be Occupied?

Ballymore intends to submit reserved matters applications in 2026, with site preparation following approval of remediation works. Construction phases roll out over eight years, with first residents expected in 2028.

The timeline mirrors Barking Riverside, where Ballymore delivered 1,200 homes since 2016. As per company projections, full build-out completes by 2034, syncing with Local Plan milestones.

Who Are the Key Stakeholders Involved?

Ballymore leads as developer, with joint venture partner the Abu Dhabi Investment Authority providing funding. Newham Council acts as local planning authority, while Transport for London endorses connectivity aspects.

Architects Farrells and Sheppard Robson shaped the masterplan, praised for human-scale designs. Community groups like Thameside Residents Association engaged throughout.