Gateway Retail Park demolition plan set for approval

The applicant, UrBox Beckton Limited, has submitted proposals to Newham Council to demolish Gateway Retail Park in Beckton and replace it with industrial and warehouse space, and offices.

The development would deliver four industrial units that would be around 5,200 to 8,000 sqm and would range between 12.5m and 17m in height.

As part of its planning statement, UrBox Beckton said the proposed development will generate an estimated £23.5million every year, which it says will boost the local economy.

The council’s strategic development committee has been recommended to give the plans the green light at a meeting on May 20.

The site is home to several large retailers including B&Q, Halfords, Pets at Home, Wren Kitchens and Tapi Carpets as well as a number of food chains such as Subway, Creams and Domino’s.

McDonald’s, Starbucks and KFC would not be impacted by the plans and would remain on site, however all of the other shops would be lost to the proposed development.

How the proposed development plans could look (Image: Newham Council documents / Urban EdgeArchitecture Limited) The plans received almost 50 objections from adjoining occupiers and properties, as well as objections from B&Q and McDonald’s.

Stephen Timms, Labour MP for East Ham and Lyn Brown, the former-Labour MP for West Ham (now West Ham and Beckton), also wrote to the council in April and May 2024 to object to the plans.

A number of reasons setting out the main objections to the plans have been published in a council report ahead of next week’s meeting.

Objectors said losing the existing shops will make life harder for residents, as Gateway Retail Park is easily accessible.

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Others are against the plans because they rely on the veterinary surgery located within Pets at Home, and said no other vets exist in the local area.

Concerns have also been raised about what would happen to shop staff who are impacted by the plans, and if they will be offered new jobs under the plans.

RPS Consulting Services Ltd, which is objecting on behalf of B&Q, said its store serves the whole of Newham and neighbouring areas of east London, and if approved, the plans would result in the loss of local jobs and would see people have to make longer and less sustainable journeys to the nearest stores which are between three and four miles away in Greenwich, Leyton and Ilford.

The representative said: “B&Q is a local service use which, together with other outlets on the application site, especially the vets in the Pets at Home Unit and the cycle services in the Halfords unit, are much valued by the local community as reflected in the high number of objections submitted to these proposals by local residents.

"B&Q provides goods both direct to local households and to the many tradespeople who serve this community.

“B&Q is a significant employer providing a total of 153 jobs. The jobs offered range in terms of their flexibility and hours so that they are suitable for all members of the local community, including men and women, the young and the old and those seeking full-time and those seeking part-time roles.

“This is a valuable benefit for local people and one which should not be overlooked. These jobs would all be lost if the store is forced to close with the consequent upset and distress for our employees – all part of your local community.”

The local franchisee of the McDonald’s, which will not be demolished under the plans, said he was against the proposals because it would have a "severe impact" on his business.

He said: “The proposal involves demolishing a significant proportion of the retail park and associated car parking spaces. This would remove the majority of our customer base, who combine a visit to our restaurant with shopping at the various stores.”

In response to the objections, planning officers said while they understand the value shops such as B&Q and Pets at Home have for residents, they are not valid grounds to refuse planning permission.

They said: “Notwithstanding the above, the applicant has confirmed that they are working with existing stakeholders to aid in finding alternate sites. The applicant has provided an assessment of alternative locations for DIY provision in the local area to help address these queries.”

In response to concerns over job losses from the existing sites, planning officers said: “…the planning process can only assess job creation in general terms in accordance with the above policies which look at net job creation and the creation of employment floorspace.

“However, ultimately, the specifics of hiring individuals is a matter for the end user based on the needs of the use and determined in accordance with national employment law.”

As part of the Section 106 agreement, 35 per cent of construction jobs would go to local people while 50pc of end user jobs would also go to local people as part of a contribution worth more than £189,000.

UrBox Beckton will also make a financial contribution worth £270,895 which will go towards the funding of congestion management on the A13.