Bridgewater Triangle
Frequently Asked Questions
Last updated 9 July 2025
1. What is different about this design to the design shown in the outline planning application?
Board 2 of the July content (which can be read here) shows the changes made to the illustrative scheme shown in the outline application. These changes include:
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More affordable homes: Around 80 extra affordable homes
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A wider mix of homes: More dual aspect family homes, townhouses, maisonettes, apartments.
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Better use of waterfront: More buildings now face the river, with a bigger, more welcoming riverside space.
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Brighter courtyards: Redesigned for more sunlight and greener, better spaces.
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More characterful public spaces: that will make the area more sociable and unique.
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Easier to get around: A clearer walking route from the Bridge to the Greenway.
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Better building placement: Building 3A moved to improve nearby open space.
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Taller buildings, more open space: buildings 2A, 3A, and V2 are now taller, creating more homes, 13% more greenery, and 4% more play space — minimal impact on daylight into courtyards and neighbouring allotment.
2. Why don’t you need to submit a new planning application even though you have increased the height of 3 buildings and increased the number of homes?
The outline planning permission granted in April 2023 set out maximum parameters of the design and the impact it would have on surrounding areas. As we are now proposing changes to the height of three buildings and an increase in the number of homes, we will be submitting a Section 73 application. This process allows us to propose changes to specific parts of the outline approval, without reopening elements of the design that are staying the same.There will be a formal public consultation, led by the Local Planning Authority, as part of the Section 73 process.
When looking at the light impact of the revised scheme, as set out on board 5 of our latest design information, we compared against:
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The maximum parameters agreed in the outline planning approval
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A version of the scheme developed in October 2024
Two reports have now been prepared — one in 2022 and an updated assessment in 2025 — both of which analyse the impact of various design scenarios on growing conditions for the allotments. The analysis and reports show that the 2025 scheme performs better than all earlier scenarios, due to more refined and articulated building designs that reduce overshadowing.
The additional detail of the design will be submitted through a Reserved Matters Application, this will also have a formal planning consultation run by the Local Planning Authority.
3. Is the methodology used to assess the light levels same to the methodology used in 2022?
Yes, the same Daily Light Integral (DLI) methodology in the 2022 study is also being used for the current assessment to ensure a consistent sunlight and growing condition assessment.
The assessment measures total DLI for photosynthesis, in moles per square meter per day (mol/m²/day)
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Key growing months: April and May, when sunlight levels are critical for crops
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Assessment focuses on an established benchmark of 30 mol/m²/day, previously agreed and used to evaluate growing conditions across all studies.
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RAC applied the same framework to both 2022 and 2025 data for direct comparison
The below table summarises all the key scenarios tested within the reports:
Scenario | April – Plots < 30 mol | May – Plots < 30 mol |
|---|---|---|
Revised March 2025 Scheme | 5 (Plots 1, 6, 30–32) | 0 |
Outline Maximum Parameters | 13 (Plots 1–3, 6–7, 30–37) | 3 (Plots 30–32) |
Original Illustrative Scheme | 8 (Plots 1, 6, 30–35) | 0 |
LCS Maximum Parameters | 5 (Plots 1, 2, 6, 30, 32) | 1 (Plot 30) |
4. Why are you not holding a consultation?
We are holding a consultation.
We are holding a number of engagement events where people can come and comment on the design material in July 2025 and we will hold a further round in September 2025.
The Local Planning Authority (LB Newham) will hold their own formal consultation process when the applications are submitted.
5. When will the bridge replacement work be complete?
These works started in winter 2024 and are due to finish in winter 2025.
6. When will construction work start on site?
Board 6 shows an indicative timeline. By our current estimation, the earliest works would start on site is 2027 but this will be confirmed as the project progresses.