Newham Approves Howells’ 1,700-Home Silvertown Scheme

Key Points

• Newham Council has approved Howells’ plans for over 1,700 homes on the Thames Road Industrial Estate in Silvertown, London.
• The Unex scheme, designed for developer Ballymore, features at least 12 buildings from three to 18 storeys high on a 6.1-hectare riverside site south of London City Airport.
• The site, allocated for mixed-use development in Newham’s 2018 local plan, will be cleared for the new development.
• Hybrid application includes a detailed phase with five plots (four to 16 storeys), 774 homes (359 co-living units), 13,500 sq m industrial space, and 1,200 sq m commercial space.
• Outline phase covers seven plots (up to 18 storeys), 911 homes, a primary school, commercial space, and community facilities.
• Only 11% affordable housing (51 social rent homes in detailed phase, 173 total), below the local plan’s 35-50% requirement for schemes of 10+ homes.
• Council planning officers recommended approval, citing consistency with the local plan, contribution to housing targets, and regeneration of Royal Docks.
• Project team: landscape architect Spacehub, planning consultant Rolfe Judd, civil/structural engineer Walsh, MEP engineer Hoare Lea, environmental consultant Trium, fire consultant Ashton Fire, transport consultant TPP.

Silvertown (East London Times) January 23, 2026 – Newham Council has granted approval for architect Howells’ ambitious plans to construct more than 1,700 homes on the former Thames Road Industrial Estate, marking a significant step in the area’s regeneration. Designed for developer Ballymore, the Unex scheme will transform the 6.1-hectare riverside site just south of London City Airport into a mixed-use development comprising at least 12 buildings ranging from three to 18 storeys.

This decision, made at a recent planning committee hearing, overrides concerns over low affordable housing provision, with officers emphasising the scheme’s alignment with the borough’s 2018 local plan.

The hybrid application splits into detailed and outline permissions, ensuring phased delivery amid Silvertown’s ongoing evolution from industrial legacy to residential hub. In the detailed component, five development plots will accommodate buildings between four and 16 storeys, delivering 774 homes, of which 359 are co-living units tailored for young professionals.

This phase also secures 13,500 square metres of industrial space to retain employment opportunities and 1,200 square metres of commercial space for local amenities.

The outline element extends across seven further plots, permitting structures up to 18 storeys and projecting 911 additional homes, alongside a primary school, commercial units, and a community space. These facilities aim to foster a self-contained neighbourhood, supporting families and workers in proximity to the Thames and transport links.

What Triggered Newham Council’s Approval?

Newham’s planning officers strongly recommended approval ahead of the committee hearing last week, arguing that the principle of mixed-use development on this strategic site fully accords with the borough’s 2018 local plan. As detailed in the officer’s report, the scheme represents a

“significant contribution to the borough’s housing targets” and bolsters the

“continued regeneration of the Royal Docks site.”

This stance prevailed despite scrutiny from councillors, who probed the balance between housing delivery and policy compliance.

The site’s allocation for mixed-use under the 2018 plan provided the foundational justification, with officers noting its riverside location enhances connectivity to London City Airport and emerging infrastructure. Clearance of the existing industrial estate, long earmarked for redevelopment, paves the way without conflicting with protected employment land elsewhere in the borough.

Why Is Affordable Housing So Low at 11%?

A focal point of debate centred on affordable housing, with the scheme offering just 11% of homes in this category—far short of Newham’s local plan mandate of 35% to 50% for developments of at least 10 homes. In the detailed phase, only 51 homes fall under social rent, contributing to a total of 173 affordable units across both phases. Councillors questioned this shortfall, yet officers deemed the overall public benefits, including housing numbers and regeneration, sufficient to mitigate the deficit.

No direct quotes from councillors appear in available coverage, but the officer’s recommendation framed the low percentage as a pragmatic trade-off. The inclusion of 359 co-living units, often classified separately, further complicates affordability metrics, as these prioritise flexible tenancies over traditional family housing.

What Does the Detailed Phase Entail?

The detailed permission covers five plots with buildings from four to 16 storeys, housing 774 homes including 359 co-living units designed for shared living. Alongside residential space, 13,500 square metres of industrial floorspace preserves jobs in a borough keen to balance growth with employment. An additional 1,200 square metres of commercial space promises shops, cafes, or offices to activate the street level.

This phase sets a precedent for quality, with Howells’ design integrating modern architecture suited to Silvertown’s waterside context. Co-living emphasises communal facilities, appealing to airport workers and young commuters.

What Features Define the Outline Phase?

Spanning seven plots up to 18 storeys, the outline approval projects 911 homes, a primary school to serve future residents, commercial space, and a community hub. These elements address long-term needs, with the school filling a gap in local education provision amid Royal Docks expansion. Heights up to 18 storeys reflect the site’s strategic role, offering density without overwhelming the skyline.

Flexibility in the outline stage allows refinement during reserved matters, ensuring adaptability to market shifts or policy updates.

Who Are the Key Players in the Project Team?

The project assembles a robust consultancy team: landscape architect Spacehub shapes green spaces along the Thames; planning consultant Rolfe Judd navigated the hybrid application; civil and structural engineer Walsh ensures structural integrity; MEP engineer Hoare Lea handles mechanical, electrical, and plumbing systems; environmental consultant Trium addresses sustainability; fire consultant Ashton Fire meets stringent safety standards; and transport consultant TPP optimises access near the airport.

Ballymore, as developer, brings expertise from prior Thames-side projects, while Howells leads design with a portfolio of tall buildings.

How Does This Fit Newham’s Regeneration Vision?

Silvertown’s transformation aligns with Newham’s ambitions for the Royal Docks and Silvertown peninsula, where industrial decline yields to vibrant communities. The 2018 local plan prioritises such sites for housing to meet London-wide targets, with the Unex scheme delivering substantial numbers despite affordability gaps. Officers highlighted its role in sustaining momentum, complementing nearby developments like Silvertown Quays.

Proximity to London City Airport underscores economic ties, with retained industrial space safeguarding logistics roles.

What Challenges Did the Planning Committee Face?

The committee grappled with affordable housing shortfalls and building heights, yet followed officers’ lead in approving unanimously or by majority. No specific councillor statements are quoted in initial reports, but the recommendation’s emphasis on “strategic site” benefits carried weight. Public consultation likely informed mitigations, though details remain in planning documents.

What Comes Next for the Unex Scheme?

Post-approval, Ballymore advances site clearance and detailed phase construction, with timelines tied to funding and market conditions. Reserved matters for outline plots follow, potentially refining school and community specs. Monitoring ensures delivery of promised industrial and affordable elements.

This landmark approval signals Newham’s commitment to high-density riverside living, balancing growth with infrastructure.