Roman Road Bow Neighbourhood Forum
A Response to the proposals for Bow Wharf
Note: this information has been extracted from an e-mail that was circulated by romanroadandbowndp@gmail.com on 8th June 2025
What are the proposals?
To redevelop Bow Wharf comprehensively as a mainly private residential site, with 66 new flats, one retail unit and a public open space. (The Council planning application number is. PA/25/00557/A1)
Following our last newsletter about the present planning application, we share some concerns over the proposals.
The application is for the comprehensive re-development of Bow Wharf as a predominantly private housing development. This represents a fundamental shift away from the historic public ownership of the site, its use for employment connected with the waterways and more recent use by local businesses and for leisure and recreation.
The positive aspects of the proposals include the opening up of the site to enhance pedestrian connectivity with the adjoining canal and nearby parks, the planting of 22 urban trees and installation of habitat boxes. Sadly, these are marginal gains, overshadowed by the negative overall impact of the proposals summarised below.
1. Design principles. The nature, scale and form of the proposals run counter to Local Plan design principles, are inconsistent with the setting and prevailing townscape, and would have a negative impact on the surrounding conservation areas.
2. Amenity. The proposals go against the Council's Amenity Policy by reducing amenity through the conversion of the Regent's Lake banqueting venue into 15 flats and the demolition of the three timber pavilion buildings used by local businesses.
3. Heritage. The application doesn't comply with the Local Plan heritage policy. it fails to safeguard the character and identity of the site, permanently reducing its use for recreation and leisure.The Canal and River Trust have allowed the banqueting venue to run down, putting the public amenity of the venue at risk. They have not made 'all reasonable efforts' to sustain the existing use or find alternative uses.
The aerial view of the proposals shows:
Block A, the locally listed former warehouse, Regent Lake banqueting venue, which would be converted into 15 flats.
Block B, a new block of 21 flats that would be built on the site of the present three timber single storey buildings occupied by local businesses and community groups.
Block C, the gym, distillery, bar and Mexican restaurant would remain as they are.
Block D , a new block of 31 flats on Grove Road, 6 storeys high at the south end, reducing to 3 storeys beside the canal.
4. Employment space. The applicant has not met the conditions of the Loss of Employment Space Policy. This requires developers to 'provide evidence of active marketing over a continuous period of at least 24 months at a reasonable market rent which accords with indicative figures, or provide robust demonstration that the site is genuinely unsuitable for continued employment use due to its condition; reasonable options for restoring the site to employment use are unviable; and that the benefits of alternative use would outweigh the benefits of employment use.'
The anonymous 'Statement on Loss of Employment Floorspace' says about the Regent's Lake Banqueting venue: 'The challenges of businesses who have occupied the building over a long period, does indicate issues over the sustainability of the property for leisure uses.' This is based on the last two occupiers, but recent experience of Fish Island and Hackney Wick demonstrate how waterside venues can become vibrant, creative hubs, despite being close to housing.
The thriving gym, restaurant and bar at Bow Wharf could act as a magnet to attract new businesses. Local residents' concerns over the loss of this building for community or business uses is at odds with the report's view that '...a leisure use, in this location, is very unlikely to be supported by the Trust or local residents.'
The floorspace report concludes that: 'Repurposing the building for alternative use such as offices would also require substantial investment to create new accommodation. Given the position of the site and market conditions, such a substantial investment would not be a viable proposition.'
This outlook ignores what can be achieved with imagination and partnership work between public and private sectors, as shown by the Hackney Wick and Fish island Creative Enterprise Zone. This enables artists and creative businesses to find permanent affordable work-space, receive support to start-up and grow, and helps local people to learn creative sector skills and access pathways to employment.
Regarding the timber pavilions, the report acknowledges 'that a number of small businesses trade successfully from these units', but accepts that they will be given notice to leave the site, and that 'the demolition of these units to make way for a new residential block as part of a wider residential led regeneration of the site is the best way forward.' The current campaign to remain on the site by these local businesses, including an architectural practice, provides a very different perspective.
Affordable Housing and Housing Mix.
The affordable housing offer of 15%, which includes just 3 low-rent and 5 intermediate-rent flats, is evidence that the re-development is only viable as a predominantly private scheme. Community Infrastructure Levy and Section 106 payments to mitigate the impact of the proposals do not compensate for the failure to meet Local Plan and London Plan policies for affordable housing. The Canal and River Trust's refusal to make the initial heritage report publicly available, and the decision not to consult with the local community until November 2024, go against the Neighbourhood Plan, Local Plan and the Canal and River Trust's own heritage policy.
The above aerial view shows the proposed block D on Grove Road ranging from 6 to 3 floors.
The photo below is of the current Canal and River Trust office which would be demolished to move the main entrance away from the corner of Grove Road into Wennington Road.
If Local Plan development principles and policies are set aside and planning permission granted, a very special waterway heritage site will be permanently harmed.
Public amenity and employment space will be lost in order to provide 66 new homes, 85% of which will be privately owned.
The voice of the local community will have been stifled and the integrity of local planning policies undermined. This will not create the 'mixed and balanced communities' that our local community aspires to, and the changes will be irreversible. Let's together imagine and work for a better Bow!
The image above is the former Thai Room restaurant that would be demolished to open up pedestrian access through the site.
Submitting comments on the application
Consultation ends on Monday 23rd June, To view the planning application you will need to go to Tower Hamlets website: Search and comment on planning applications, and type 'Bow Wharf' or the application number, PA/25/00557/A1 in the search bar.
If you are unable to comment using the above link, please email development.control@towerhamlets.gov.uk or write to:
Planning, Housing and Regeneration, Tower Hamlets Town Hall,160 Whitechapel Road London E1 1BJ.
You must quote the reference number of the application you are commenting on.
Suggestions about how to respond.
To view documents on the Council website tick the ones you wish to view and click 'download selected files'.
Some documents of particular interest may be:
* Heritage, Townscape and Visual Statement (especially page 70 onwards)
* Design & Access Statement - click all 5 parts to receive the whole thing (particularly page 72 onwards)
* Loss of Employment Space
* Commercial use viability
* Statement of Community Involvement
* Financial Viability Assessment
Keep your comments brief. You can use sub-headings to illustrate each point and include other information such as photographs to illustrate your concerns. You should focus on the planning issues as these influence the decision-making process.
You can contact us at the email address below.
Email: romanroadandbowndp@gmail.com