Canal & River Trust announce new proposals for Bow Wharf – August 2026
You can view the proposals by scanning the QR code above. The proposals are being shared during peak summer holiday time and the deadline for sharing your views is 5pm on Monday 24th August.
You can also email your comments to: feedback@yourshout.com, or
phone 0800 955 1042.
The proposals include, as in the previous application, the loss of the locally listed banqueting venue for community use, and the demolition of the three timber buildings providing employment space to local businesses and community groups.
The proposals state ‘The design maintains views towards the canal,’ but they don’t provide access to the canalside itself!
The new access to the site would involve the demolition of the Canal & River Trust’s own office, a structurally sound building next door to the Mexican restaurant.
Under recent government rules, the proposed 20% affordable housing allocation, if approved by the Council, would mean the usual statutory developer contributions to the Council to mitigate the impact of the development (Community Infrastructure Levy), would not be payable.
The image below is the Trust’s projection of what block D would look looking north-west along Grove Road towards Victoria Park – 6 floors next to Wennington Green, tapering to 3 at the canal.
Bow Wharf and heritage
The Canal & River Trust refused to share a copy of a 2019 ‘heritage appraisal’ on Bow Wharf commissioned by H20 Urban, the private partnership they are in with property developer, bloc. The Trust claimed the report was held by this private partnership, and exempt from the Environmental Information Regulations (EIR).
A complaint by the Forum led to the Information Commissioner eventually issuing a Decision Notice in October 2025. This found the Trust did hold the requested information for the purposes of the EIR. The Trust then appealed against the decision notice, and the case was due to be heard on 1st July by a Tribunal. The day before the hearing the Trust’s solicitors informed the Tribunal they were withdrawing their appeal – no reasons have been provided, despite a request for an explanation.
On 15th July The Canal & River Trust made a fresh response to the Information commissioner’s Decision Notice, and sent the Forum a copy of the detailed 2019 heritage appraisal by Turley Heritage. You can draw on this in any response you wish to make to the current proposals.
The adopted neighbourhood plan (pages 59-61) contains a specific policy for Bow Wharf:
‘Policy HE1: Bow Wharf waterway infrastructure conservation and enhancement.
• Development proposals at Bow Wharf must demonstrate how they reflect the historic character of the area and how they will enhance both its heritage significance and cultural vibrancy.
• Proposed development must therefore submit a comprehensive statement of historic significance clearly demonstrating how proposals positively reflect and are informed by the existing historic context and how the proposals will enhance the historic character of the area.
• Developers are advised to ensure plans are developed in consultation with the Council’s conservation team, Neighbourhood Forum and the Canal and River Trust. Proposals must demonstrate widespread consultation with local businesses, residents and community groups.
• Development proposals must provide for an appropriate mix of uses that include leisure and recreational activities and, where workspaces are provided as part of redevelopment, affordable workspaces for small businesses should be provided in line with the Local Plan. Recreational provision that improves connectivity with the Green Grid and better links Victoria and Mile End Parks and/or Hackney Village with the Roman Road, will be strongly supported.’
Summary of recent Bow Wharf planning history
2002 planning application for development refused, both initially, and on appeal.
2011 application for 34 housing units initially refused, but allowed on appeal.
2025 application (PA/25/00557/A1) for 66 housing units and 1 commercial unit. Refused in December 2025.
The officer’s report on the 2025 application gave the main reasons for refusal:
‘The proposal fails to provide the maximum viable amount of affordable housing and would provide only 3 low cost rented homes, which equates to 30% of the overall affordable housing offer- far below the policy target of 70% which is set to meet the evidenced need for low cost rented homes for the boroughs residents.’
Regarding National Planning Policy Framework (NPPF) the report said: Substantial weight is given to the value of the use of this brownfield land for the provision of new homes. But significant weight is also given to the need to support economic growth and productivity and the proposal would not protect the employment land on the site.’
The report concluded: ‘For the reasons outlined above, substantial harm would be caused by this development.’
The neighbourhood plan Bow Wharf policy is listed in the report as a key planning policy, but not mentioned further. Little consideration overall was given to the heritage value of the site and its use for leisure and recreation by the local community. The report said development would need to meet some basic conditions, including ‘the provision of lighting, cctv, coherent public wayfinding measures and provision of robust boundary treatment where required.’ The report concluded: ‘the proposal is considered acceptable in design terms and would preserve the special character of the locally listed building and the conservation area at this location.’