13–15a Thames Road, Barking: Planning Strategy for a Mixed-Use Co-Location Scheme

Maddox Planning secured full planning permission for the redevelopment of 13–15a Thames Road, Barking, delivering a residential-led mixed-use scheme within one of Barking and Dagenham’s key regeneration areas.

The approved development will replace existing industrial buildings with a new mixed-use scheme comprising 245 homes and 2,714 sqm of flexible industrial floorspace within buildings ranging from 9 to 14 storeys. The scheme also includes landscaping, play space, access, car and cycle parking, and associated public realm improvements.

The site sits within the River Road Employment Area, a designated Strategic Industrial Location, and also forms part of the London Riverside Opportunity Area. The key planning challenge was therefore to support the transition of the site in line with the emerging Thames Road masterplan, while addressing the policy requirements around industrial land, employment capacity and residential co-location.

A central part of the planning strategy was demonstrating that the proposal would contribute to the wider transformation of Thames Road from a predominantly industrial environment into a new mixed-use neighbourhood. The scheme provides new homes, including 40 London Affordable Rent units, alongside modern industrial floorspace designed to respond to local business needs.

The approved layout separates residential and industrial functions while allowing the site to work with neighbouring developments as part of a coordinated approach to access, servicing and public realm. This was particularly important in demonstrating that the proposal would not compromise the operation of industrial uses, while also creating a high-quality residential environment.

The permission also secures wider benefits through the Section 106 agreement, including affordable housing, employment and skills commitments, industrial floorspace delivery, public realm improvements, contributions towards education and open space, and improvements to the Ripple Greenway.

This project is a strong example of planning strategy supporting regeneration in a complex policy context. It required careful balancing of industrial land policy, housing delivery, viability, affordable housing, design quality, fire safety requirements and long-term placemaking objectives.