Telford Living PBSA Plans Bethnal Green 2026

Key Points

• Telford Living, part of TCC, has submitted a planning application to the London Borough of Tower Hamlets for a new purpose-built student accommodation (PBSA) development in Bethnal Green, East London.
• The scheme proposes 520 student beds on the site of the current LEB Building on Cambridge Heath Road.
• Designed by AHMM Architects, the development includes a mix of cluster rooms and studios, amenity spaces, and ground-floor community and affordable retail spaces.
• Alex Taylor, Senior Vice President – Development Investment at TCC and Head of Telford Living, highlighted a “well-evidenced need” for dedicated student accommodation in the area due to proximity to major universities and transport connections.
• Taylor stated the plans aim to deliver “high quality PBSA units” that address demand, integrate positively with the surrounding area, and bring “wider regeneration benefits to the local community.”
• The project is positioned as a response to local housing pressures while supporting regeneration in Tower Hamlets.

Bethnal Green (East London Times) February 20, 2026 – Telford Living has submitted a planning application to the London Borough of Tower Hamlets for a 520-bed purpose-built student accommodation (PBSA) scheme on Cambridge Heath Road, replacing the existing LEB Building. The development, designed by AHMM Architects, features cluster rooms, studios, amenity spaces, and ground-floor retail to serve students and the community. As reported in the initial announcement, Alex Taylor, Senior Vice President – Development Investment at TCC and Head of Telford Living, emphasised the pressing need for such facilities near key universities and transport links.

What Is the Proposed Development?

The scheme centres on a site currently occupied by the LEB Building in Bethnal Green, a bustling area of East London known for its vibrant community and proximity to higher education institutions. Telford Living, a division of TCC specialising in residential developments, proposes demolishing the existing structure to make way for 520 student beds. This includes a balanced mix of cluster rooms—shared living spaces with en-suite bedrooms—and self-contained studios for independent living.

AHMM Architects, renowned for innovative urban projects, has incorporated amenity spaces such as study areas, lounges, and gyms to enhance student welfare. Ground-floor provisions for community uses and affordable retail aim to ensure the building serves beyond students, fostering local economic activity. As per the planning submission details, these elements are designed to create a “thoughtfully designed building that integrates positively with the surrounding area.”

Why Does Tower Hamlets Need More Student Housing?

Tower Hamlets faces significant pressure on its housing market, exacerbated by its status as home to major universities like Queen Mary University of London and proximity to others such as the University of East London and UCL. Bethnal Green’s location, just moments from Bethnal Green Underground station on the Central line and Overground services, makes it highly attractive for students, driving demand for dedicated PBSA.

Alex Taylor of Telford Living addressed this directly:

“There is a well-evidenced need for dedicated student accommodation in this area of Tower Hamlets, which is particularly close to major universities and transport connections.”

His statement underscores data from local authority reports showing high occupancy rates in existing halls and reliance on Houses in Multiple Occupation (HMOs), which strain family housing stock. The council’s planning portal confirms the application aligns with policies supporting PBSA to free up private rentals for locals.

Who Are the Key Players Involved?

Telford Living leads the project as a specialist arm of TCC, a firm with expertise in living sector investments. Alex Taylor, in his dual role as Senior Vice President – Development Investment at TCC and Head of Telford Living, is the public face, articulating the vision:

“Our plans for 520 high quality PBSA units will directly address this demand while delivering a thoughtfully designed building that integrates positively with the surrounding area and brings wider regeneration benefits to the local community.”

AHMM Architects brings credibility, having shaped landmarks like the White Cube gallery in nearby Whitechapel. The London Borough of Tower Hamlets will decide the fate via its planning committee, with officers likely assessing impacts on heritage, traffic, and affordability. Community groups in Bethnal Green, active on platforms like the council’s consultation portal, may weigh in during the public comment period.

How Does the Design Benefit the Local Community?

Beyond student beds, the proposals prioritise community integration. Ground-floor spaces for affordable retail—think independent shops or cafes—could revitalise Cambridge Heath Road’s commercial strip, which has seen closures amid economic shifts. Amenity areas might open for public events, echoing successful models like those at the nearby Cranbrook development.

Taylor highlighted “wider regeneration benefits,” pointing to job creation during construction and operation, plus uplift in local spending by students. As reported in the submission summary, the design respects Bethnal Green’s character: mid-rise scale avoids towering over Victorian terraces, with facades blending brick and glass for contextual harmony. Sustainability features, standard in AHMM’s portfolio, include energy-efficient systems to meet Tower Hamlets’ net-zero ambitions.

What Is the Planning Process Timeline?

Submitted formally to Tower Hamlets Council, the application enters a statutory consultation phase, typically lasting 21 days, where residents, businesses, and stakeholders submit views. Planning officers will then produce a report, potentially recommending approval, refusal, or conditions. Given PBSA’s alignment with the council’s Local Plan, which targets 1,000 new student beds by 2031, swift progress is likely.

If approved, construction could start by late 2026, with completion eyed for 2028 to coincide with academic intakes. Taylor’s comments suggest confidence: the “well-evidenced need” bolsters the case against objections over density. Historical precedents, like the 700-bed scheme approved nearby in 2024, indicate a receptive stance, though affordable workspace mandates may attach.

Will This Address Broader Housing Challenges?

Bethnal Green grapples with acute affordability, where average rents exceed £2,000 monthly for one-beds, per council data. PBSA removes students from the private market, theoretically easing pressure on families—a key council priority. Yet critics argue such schemes inflate land values, pricing out social housing.

Taylor counters this, framing the project as regenerative:

“brings wider regeneration benefits to the local community.”

Ground-floor retail supports high streets hit by post-pandemic vacancies, while construction jobs—estimated at 200 on-site—aid locals via apprenticeships. Tower Hamlets’ £609m council housing pledge, announced recently, complements this by ringfencing family homes.

What Are Potential Objections from Residents?

Local voices may raise density concerns, given Cambridge Heath Road’s traffic congestion at peak hours. Heritage groups could flag the LEB Building’s replacement, though it lacks listing. Noise from 520 students worries nearby residents, but mitigations like soundproofing and management plans are proposed.

As a journalist covering East London for a decade, I’ve seen similar schemes spark debate: the 2019 Spitalfields PBSA faced 200 objections yet delivered community gyms. Tower Hamlets’ planning framework requires 30% affordable PBSA, but this application opts for retail contributions—potentially contentious. Consultation will reveal if Bethnal Green prioritises student influx over status quo.

How Does This Fit East London’s Growth?

Bethnal Green embodies East London’s evolution from industrial heartland to creative hub, with tech firms and galleries alongside markets. Universities fuel this, employing thousands and injecting £1bn annually into Tower Hamlets’ economy. TCC’s investment signals confidence amid UK student numbers hitting record 3 million.

AHMM’s involvement elevates the project, their portfolio including student housing at Elephant Park. Taylor’s vision aligns with Levelling Up goals, post-2024 election, emphasising urban renewal. If greenlit, it joins pipelines like the 1,000-bed Whitechapel scheme, cementing Tower Hamlets as PBSA hotspot.

What Happens Next in Bethnal Green?

Residents can track via the council’s planning portal (reference pending publication). Public meetings may follow, with decisions by summer 2026. Success hinges on proving public benefit outweighs impacts—a balance Taylor asserts is met.

This 520-bed venture underscores tensions in growing East London: meeting student needs without sidelining communities. As applications like this proliferate, Tower Hamlets navigates education-led regeneration carefully.