Key Points
- Greenwich Council’s Planning Board approved revamped plans for 1,500 homes at Morden Wharf on the Greenwich Peninsula, featuring octagonal tower blocks up to 35 storeys, expected to be completed by 2032.
- Affordable housing was reduced from the original 35% to 20%, comprising 168 social rent flats (up from 120 proposed) and 82 intermediate homes, following Greater London Authority (GLA) emergency measures.
- Original developer U+I sold the site to Galliard Homes and Singapore-based City Developments Ltd; Galliard cited increased construction costs and changing regulations for redesign.
- Plans deferred in February 2026 after councillors expressed unhappiness with the initial 10% affordable housing proposal; approved on 14 April 2026.
- Design changes include octagonal towers spaced 18 metres apart, metal cladding (unitised system), one fewer building, and no boathouse for the Gloriana barge due to tidal issues.
- Councillors voiced concerns over loss of mid- and late-stage viability reviews, setting a potential precedent; approval passed narrowly.
- Site previously Tunnel Refineries; original 2021 approval controversial, opposed by MP Matt Pennycook over views from Greenwich World Heritage Site.
Greenwich (South London News) April 16, 2026 –
Revamped plans to build 1,500 homes across octagonal tower blocks at Morden Wharf on the Greenwich Peninsula received approval from Greenwich Council’s Planning Board on 14 April 2026, despite reductions in affordable housing provision.
The scheme, led by developer Galliard Homes in partnership with City Developments Ltd, will feature towers up to 35 storeys – reduced from 36 – on the former Tunnel Refineries site near the Blackwall Tunnel approach. Originally approved in September 2021 under developer U+I with 35% affordable housing, the project was sold two years later amid rising costs, prompting a redesign. Galliard first proposed cutting affordable housing to 10% – all social rent – during a February 2026 meeting, but councillors deferred the decision, seeking more assurances.
Why Did Greenwich Councillors Approve Modern Wharf Despite Concerns?
As reported by Darryl Chamberlain of The Greenwich Wire, councillors ultimately passed the changes on 14 April 2026, aligning with emergency Greater London Authority (GLA) measures introduced by Mayor Sir Sadiq Khan in October 2025, which lowered the affordable housing threshold to 20% without upfront viability assessments to accelerate building. These changes also eliminated mid- and late-stage reviews, retaining only an early-stage check, to enable grant funding for about half of affordable homes.
Nasser Farooq, Galliard’s senior planning manager, told the board that construction could start after river wall works in October 2026, with completion targeted for 2032. He noted the 20% provision includes 168 social rent flats (68% of affordable units) and 82 intermediate homes for discounted rent, sales, or shared ownership, up from the initial 10% bid. Galliard representatives had previously stated in February that they aimed for 20% or higher via GLA grants, having contacted the authority for support.
Councillors expressed unease. Labour councillor Maisie Richards Cottell, representing East Greenwich, welcomed the uplift from 10% but felt “quite uncomfortable” about losing viability reviews. Green councillor Tamasin Rhymes for Shooters Hill agreed, stating:
“I particularly worry about the mid and late stage reviews, because, you know, if we’re talking about [completing in] 2032 there’s potential for the market to have changed a lot, and to lose that ability to discuss adjustments as the market changes is really concerning and quite a precedent-setting move”.
Labour councillor Dave Sullivan, acting chair, admitted: “I think none of us are comfortable with this”. Conservative councillor Pat Greenwell added that “so much could change” by 2032.
The vote on affordable housing changes passed 2-1 with one abstention among eligible members present from prior discussions.
What Design Changes Were Made to the Octagonal Towers?
Jo Cowen, the architect from Cowen+Partners, presented the updated design featuring 11 blocks (one fewer than before), with four riverside towers adopting an octagonal shape for a distinct identity. The towers are spaced 18 metres apart, up from 9 metres in the U+I plan, and use a high-quality unitised metal cladding system, unlike rain-screen cladding criticised at Berkeley Homes’ Royal Arsenal in Woolwich.
Councillor David Gardner, Labour for Greenwich Peninsula, raised concerns about metal cladding but was reassured by Cowen, who said:
“These are significant buildings. They need to be designed to the highest level of quality. The octagonal nature of these towers is slightly different, and we wanted to look at something that actually did stand out and did have its own identity within Greenwich”.
Both Greenwell and Gardner praised the iconic octagonal design, with Gardner noting:
“If you’re going to have a high building, it should be iconic, and it should really stand out”.
Height reductions to 35 storeys on the tallest tower were agreed with Greenwich World Heritage Site managers, mirroring arrangements at neighbouring Enderby Wharf. The Gloriana barge boathouse, part of the original plan, was dropped after tidal unsuitability assessments; the jetty will undergo maintenance for potential Thames Clippers use. Sullivan called a riverboat stop “vital to the success of this scheme”.
Design amendments passed unanimously.
How Did the February Deferral Unfold?
In February 2026, the Planning Board, chaired by Gary Dillon, deferred Galliard’s initial proposal after strong objections to the 10% affordable housing drop. Councillor Sandra Bauer warned of a “dangerous precedent”. Councillor Nick Williams called it a “massive blow to our borough’s housing targets”, shifting from “flagship social project to a scheme that barely meets the barest of minimums”.
Dillon stated:
“I need more confidence that we maximise the affordable delivery before any approval. And I believe that you’ve supposedly been talking to [affordable housing providers] for three years, and don’t seem to have got anywhere”.
The deferral allowed time for GLA measures implementation and provider confirmation.
Additional reporting came from Cameron Blackshaw, Local Democracy Reporter for Greenwich and Bexley.
Background of the Modern Wharf Development
The 13.8-acre site, acquired by Galliard Homes and City Developments Ltd from LandsecU+I and Morden College, holds hybrid planning permission from September 2021 for residential-led mixed-use development. Mike Hood, CEO of LandsecU+I, noted:
“We’re proud of the transformational masterplan at Morden Wharf in collaboration with Morden College to create a whole new Greenwich quarter with homes, jobs and a Thameside park”.
Opposition in 2021 included Matt Pennycook MP (now Housing Minister), who was “incredulous” at the approval of “luxury” towers impacting heritage views. The scheme aims for 360° views over the Thames, Canary Wharf, and Old Royal Naval College.
Predictions: How This Can Affect the Greenwich Peninsula, Residents
This development can provide 1,500 new homes, including 250 affordable units, addressing housing demand in South London by 2032. The 20% affordable provision, enabled by GLA policy shifts, may expedite construction amid cost pressures but limits social rent options compared to the original 35%.
Residents may experience changed skyline views from the Greenwich World Heritage Site, though height reductions mitigate impacts. Iconic octagonal towers could enhance local identity, with potential Thames Clippers access improving connectivity. Loss of viability reviews means fewer opportunities to increase affordable housing later, potentially straining borough targets if market shifts occur.
Neighbours might see benefits from the riverside park and jobs, but concerns over precedents for lower affordable thresholds could influence future approvals.
