Candy Street

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PLACE (Pan London Accommodation Enterprise), is a company established by the London Borough of Tower Hamlets to build new affordable homes for local families on ‘meanwhile sites’ throughout the borough. A 'meanwhile site' is land that is currently unused which may be required for other purposes in future.

The Proposal

PLACE is planning to construct new affordable homes at the vacant land to the rear of Candy Street. The site is owned by Clarion Housing and will be leased to the London Borough of Tower Hamlets.

The new homes will be constructed using modular fabrication techniques. The new homes will be constructed to the highest standards and will provide high quality accommodation to local families in need of an affordable home.

The homes will meet all modern housing standards and will be very energy efficient, reducing residents' fuel bills as well as CO2 emissions.

architect drawingView looking north

McGregor White Architects and Extra Space Solutions Ltd have been appointed to masterplan the site and design and manufacture the homes.

The proposal is to construct sixteen, three-bedroom family apartments. The apartments are arranged in two separate buildings over four floors.

Each new home will be affordable and be let to a local family.

All upper floor apartments will have a balcony, the ground floor apartments have a small garden giving residents access to private outside space.

Design layoutDesign layout

The buildings will be clad in fibre cement rain-screen and stainless steel mesh. All the cladding is non-combustible and environmentally friendly.

architect drawingView looking south

In line with LB Tower Hamlets policy to promote sustainable transport, reduce pollution, carbon emissions and congestions, the development is to be largely car free, with only a limited number of car parking spaces available which will be allocated to disabled blue badge holders. New residents will not be able to apply for parking permits, so will not be able to park a vehicle on the estate. Extensive and secure bicycle storage facilities will be provided for new residents. This will help create a more friendly environment for all residents.

Proposed Landscaping

The development has two proposed communal gardens for new residents and the wider community.

The gardens will provide valuable outside space, with opportunity for natural play for children and ‘grow your own’ planting beds for use by local families.

Planting will be chosen to help offer privacy and screening as well as improving biodiversity, ecology and habitats for birds and insect species.

Site planSite plan

The proposals will remove three ‘Class C’ (poor quality trees) and self seeded shrubbery and replace these with over a dozen well established native British species.

The trees that currently screen existing homes from the busy A12 trunk road will remain in place.

Consultation update

Following our residents’ consultation events held via Zoom in January 2021, we can now provide an update on our findings and next steps in relation to the proposed development of modular housing at Candy Street, behind block numbers 82-141.

Some of the below feedback has also been received via responses to our online survey

Summary of the Consultation:

The following is feedback received from residents. The points summarised below will be considered in the design process. These points were addressed at the meeting:

  • Residents were concerned about noise from the construction of the homes. The homes will be constructed in modules off site then brought to site on the back of lorries to be installed. Work on site will take less time and be less disruptive than traditional construction methods, and noise will be concentrated during the 3 week period while the modules are installed.
  • Questions were asked about the choice of the site for development given its size and location by a main road. Clarion has offered the site to Tower Hamlets Council for residential development, and that surveys of noise conditions and air quality are within acceptable levels.
  • One resident asked for details of how the site would be accessed during construction and afterwards. The intention is to maintain the current entrance between the two blocks of flats, and add an additional pedestrian entrance to the south of the site.
  • A concern was raised about new trees blocking light for existing residents. Assurance was given that tree species and heights would be selected to ensure this is not the case.
  • One resident questioned the location of the play area at the north end of the site, which currently attracts anti-social behaviour. Natural play equipment like logs and rocks has been selected. This is less likely to attract ASB than traditional equipment like swings.
  • Overcrowding in an already densely populated area is a concern. This will be looked at as part of the design and planning process.
  • A resident queried whether this development was related to the previous planning application for the site 5 years ago. This development is unrelated to the previous application.
  • Residents asked whether Clarion would be managing the homes. Clarion may decide to manage caretaking and external areas for the units, although a final decision has not yet been taken. This will not impact the management of the existing estate for current residents.
  • Some residents noted the lack of time between receiving letters about the consultation events and the events themselves. The letters were posted in good time, but we have been made aware of postal disruption in the area which may have delayed the arrival of the letters.
  • Residents requested more detailed site plans. These are now available at talk.towerhamlets.gov.uk/candystreet.

Points raised regarding current housing management

  • Some concerns were raised by residents about the current management of properties, concerning rubbish collection, and slow responses to complaints. These matters are being addressed locally in Clarion.
  • Residents raised concerns about inadequate acoustic inulation in the existing buildings, and the effect that sound from construction and the new play areas might have as a result.

Next Steps: second round of consultation

We are running a second round of consultation events on 25 and 27 March 2021, using the platform Zoom – details of these session are set out below. We will welcome questions at the session.

To help us reach you, we would be grateful if you would provide your contact information by calling Helen Coshell on 0207 364 2985 or by email - helen.coshell@towerhamlets.gov.uk.

Our aim is to have a viable scheme that is broadly supported by local residents so that we can apply for planning consent. The Council and PLACE Ltd with Clarion will continue to work on the issues residents have raised with us so far.

Second Online Consultation

We’re carrying out the Second Consultation meetings using the platform Zoom. You will be able to join us to safely review and discuss the proposals, and updates from the first consultation sessions. There will be a presentation from our architects, and an opportunity for you to give comments or ask any questions.

The dates for these events will be:

Date

Time

Zoom Meeting ID

Passcode

Thursday 25 March 2021

5pm – 6:30pm

847 5421 5741

395428

Saturday 27 March 2021

11am – 12:30pm

884 2924 4472

255681


To access these virtual consultation events please follow these instructions;

1. Visit the website: https://ZOOM.us

2. Sign in (if you are an existing user), or just click on ‘Join a meeting’.

3. Enter the 10 digit Meeting ID then the 6 digit Passcode as above on the date you choose.

Please confirm your attendance in advance of the session by calling Anwar Punekar on 020 7364 1368 any time between 9am and 5pm, or emailing Anwar.Punekar@towerhamlets.gov.uk; or emailing Helen.Coshell@towerhamlets.gov.uk.

The following processes will be in place for these events:

  • You could join the session on either one or more of the dates above.
  • All of the sessions will repeat the same information so you do not need to attend all sessions unless you wish to do so.
  • Each session will begin promptly at the start time listed above with a presentation given, then a question and answer session to follow.
  • For maximum efficiency, please ensure that your computer / device has good audio and video functionality so that you can easily see and hear the presentation.
  • We ask please that during the presentation, you mute your microphone so that there is no background noise and everyone can hear the presentation clearly.
  • To view the session online you will need access to the internet and a smartphone, tablet or computer.
  • If you do not have internet access then please call the number below. We will arrange a time and date for one of our team members to go through the designs and information with you by phone.

We will welcome questions at the session.

We will also be offering 1-1 conversations for residents to discuss the proposals further, either via zoom or over the telephone. If you would like to book a ten minute appointment, please call Anwar Punekar on 020 7364 1368 any time between 9am and 5pm, or email Anwar.Punekar@towerhamlets.gov.uk; or email Helen Coshell Helen.Coshell@towerhamlets.gov.uk.

Tell us your thoughts

Your views and feedback are very important to the Council and will be fed into the design development of the scheme where possible.

Use the link below to let us know your thoughts on the proposals.

PLACE (Pan London Accommodation Enterprise), is a company established by the London Borough of Tower Hamlets to build new affordable homes for local families on ‘meanwhile sites’ throughout the borough. A 'meanwhile site' is land that is currently unused which may be required for other purposes in future.

The Proposal

PLACE is planning to construct new affordable homes at the vacant land to the rear of Candy Street. The site is owned by Clarion Housing and will be leased to the London Borough of Tower Hamlets.

The new homes will be constructed using modular fabrication techniques. The new homes will be constructed to the highest standards and will provide high quality accommodation to local families in need of an affordable home.

The homes will meet all modern housing standards and will be very energy efficient, reducing residents' fuel bills as well as CO2 emissions.

architect drawingView looking north

McGregor White Architects and Extra Space Solutions Ltd have been appointed to masterplan the site and design and manufacture the homes.

The proposal is to construct sixteen, three-bedroom family apartments. The apartments are arranged in two separate buildings over four floors.

Each new home will be affordable and be let to a local family.

All upper floor apartments will have a balcony, the ground floor apartments have a small garden giving residents access to private outside space.

Design layoutDesign layout

The buildings will be clad in fibre cement rain-screen and stainless steel mesh. All the cladding is non-combustible and environmentally friendly.

architect drawingView looking south

In line with LB Tower Hamlets policy to promote sustainable transport, reduce pollution, carbon emissions and congestions, the development is to be largely car free, with only a limited number of car parking spaces available which will be allocated to disabled blue badge holders. New residents will not be able to apply for parking permits, so will not be able to park a vehicle on the estate. Extensive and secure bicycle storage facilities will be provided for new residents. This will help create a more friendly environment for all residents.

Proposed Landscaping

The development has two proposed communal gardens for new residents and the wider community.

The gardens will provide valuable outside space, with opportunity for natural play for children and ‘grow your own’ planting beds for use by local families.

Planting will be chosen to help offer privacy and screening as well as improving biodiversity, ecology and habitats for birds and insect species.

Site planSite plan

The proposals will remove three ‘Class C’ (poor quality trees) and self seeded shrubbery and replace these with over a dozen well established native British species.

The trees that currently screen existing homes from the busy A12 trunk road will remain in place.

Consultation update

Following our residents’ consultation events held via Zoom in January 2021, we can now provide an update on our findings and next steps in relation to the proposed development of modular housing at Candy Street, behind block numbers 82-141.

Some of the below feedback has also been received via responses to our online survey

Summary of the Consultation:

The following is feedback received from residents. The points summarised below will be considered in the design process. These points were addressed at the meeting:

  • Residents were concerned about noise from the construction of the homes. The homes will be constructed in modules off site then brought to site on the back of lorries to be installed. Work on site will take less time and be less disruptive than traditional construction methods, and noise will be concentrated during the 3 week period while the modules are installed.
  • Questions were asked about the choice of the site for development given its size and location by a main road. Clarion has offered the site to Tower Hamlets Council for residential development, and that surveys of noise conditions and air quality are within acceptable levels.
  • One resident asked for details of how the site would be accessed during construction and afterwards. The intention is to maintain the current entrance between the two blocks of flats, and add an additional pedestrian entrance to the south of the site.
  • A concern was raised about new trees blocking light for existing residents. Assurance was given that tree species and heights would be selected to ensure this is not the case.
  • One resident questioned the location of the play area at the north end of the site, which currently attracts anti-social behaviour. Natural play equipment like logs and rocks has been selected. This is less likely to attract ASB than traditional equipment like swings.
  • Overcrowding in an already densely populated area is a concern. This will be looked at as part of the design and planning process.
  • A resident queried whether this development was related to the previous planning application for the site 5 years ago. This development is unrelated to the previous application.
  • Residents asked whether Clarion would be managing the homes. Clarion may decide to manage caretaking and external areas for the units, although a final decision has not yet been taken. This will not impact the management of the existing estate for current residents.
  • Some residents noted the lack of time between receiving letters about the consultation events and the events themselves. The letters were posted in good time, but we have been made aware of postal disruption in the area which may have delayed the arrival of the letters.
  • Residents requested more detailed site plans. These are now available at talk.towerhamlets.gov.uk/candystreet.

Points raised regarding current housing management

  • Some concerns were raised by residents about the current management of properties, concerning rubbish collection, and slow responses to complaints. These matters are being addressed locally in Clarion.
  • Residents raised concerns about inadequate acoustic inulation in the existing buildings, and the effect that sound from construction and the new play areas might have as a result.

Next Steps: second round of consultation

We are running a second round of consultation events on 25 and 27 March 2021, using the platform Zoom – details of these session are set out below. We will welcome questions at the session.

To help us reach you, we would be grateful if you would provide your contact information by calling Helen Coshell on 0207 364 2985 or by email - helen.coshell@towerhamlets.gov.uk.

Our aim is to have a viable scheme that is broadly supported by local residents so that we can apply for planning consent. The Council and PLACE Ltd with Clarion will continue to work on the issues residents have raised with us so far.

Second Online Consultation

We’re carrying out the Second Consultation meetings using the platform Zoom. You will be able to join us to safely review and discuss the proposals, and updates from the first consultation sessions. There will be a presentation from our architects, and an opportunity for you to give comments or ask any questions.

The dates for these events will be:

Date

Time

Zoom Meeting ID

Passcode

Thursday 25 March 2021

5pm – 6:30pm

847 5421 5741

395428

Saturday 27 March 2021

11am – 12:30pm

884 2924 4472

255681


To access these virtual consultation events please follow these instructions;

1. Visit the website: https://ZOOM.us

2. Sign in (if you are an existing user), or just click on ‘Join a meeting’.

3. Enter the 10 digit Meeting ID then the 6 digit Passcode as above on the date you choose.

Please confirm your attendance in advance of the session by calling Anwar Punekar on 020 7364 1368 any time between 9am and 5pm, or emailing Anwar.Punekar@towerhamlets.gov.uk; or emailing Helen.Coshell@towerhamlets.gov.uk.

The following processes will be in place for these events:

  • You could join the session on either one or more of the dates above.
  • All of the sessions will repeat the same information so you do not need to attend all sessions unless you wish to do so.
  • Each session will begin promptly at the start time listed above with a presentation given, then a question and answer session to follow.
  • For maximum efficiency, please ensure that your computer / device has good audio and video functionality so that you can easily see and hear the presentation.
  • We ask please that during the presentation, you mute your microphone so that there is no background noise and everyone can hear the presentation clearly.
  • To view the session online you will need access to the internet and a smartphone, tablet or computer.
  • If you do not have internet access then please call the number below. We will arrange a time and date for one of our team members to go through the designs and information with you by phone.

We will welcome questions at the session.

We will also be offering 1-1 conversations for residents to discuss the proposals further, either via zoom or over the telephone. If you would like to book a ten minute appointment, please call Anwar Punekar on 020 7364 1368 any time between 9am and 5pm, or email Anwar.Punekar@towerhamlets.gov.uk; or email Helen Coshell Helen.Coshell@towerhamlets.gov.uk.

Tell us your thoughts

Your views and feedback are very important to the Council and will be fed into the design development of the scheme where possible.

Use the link below to let us know your thoughts on the proposals.