Barking Riverside Limited (BRL) has today secured revised Outline Planning Permission to deliver up to 20,000 homes at Barking Riverside.
The approval at the London Borough of Barking & Dagenham Planning Committee follows the submission of what was the UK’s largest application for a single site in 2024, representing a pivotal moment for the project as it transitions from early delivery into accelerated long-term build-out.
Set within London’s zone 4, Barking Riverside represents one of the most meaningful single-site contributions to the capital’s housing pipeline. To date, more than 3,000 homes have been completed at Barking Riverside, with hundreds more under construction, creating a neighbourhood of over 7,000 residents.
Once complete, the development will provide over 4,000 Affordable Homes in total, alongside extensive social infrastructure and green space. The approval marks a significant increase in scale for London’s largest development in single ownership – enabling an uplift from the originally consented 10,800 homes.
The approval is a sign of improvement in what has been a challenging housing market. 5,000 open market homes were delivered in London last year, and large-scale, infrastructure-led projects such as Barking Riverside are increasingly critical to meet housing demand.
Unlocking a new phase of opportunity across the 443-acre East London site, the expanded masterplan establishes a framework for sustained delivery, reinforcing Barking Riverside’s position as one of the capital’s most comprehensive brownfield placemaking projects.
The consent facilitates:
- Up to 20,000 homes
- Two major new public parks
- An additional health facility
- Up to three additional schools
- Two new community centres and extensive commercial space
- Enhanced riverfront access and environmental protection
- Improved walking and cycling infrastructure
The development is already served by a transport interchange, integrating a London Overground station and Uber Boat by Thames Clippers pier, both delivered in 2022, alongside new bus and cycle routes.
Environmental enhancement has been prioritised alongside housing. Extensive habitat creation has resulted in one of London’s largest water vole populations, as well as established bat, bird and reptile species, demonstrating measurable biodiversity gains across the site.
The approval also facilitates increased riverfront access, enabling more commercial and community spaces to eventually front the foreshore. By integrating homes, public realm and amenities more directly with the waterfront, the aim is to create a genuine riverside destination that supports long-term placemaking and sustained value growth.
The project is delivered by master developer Barking Riverside Limited, a joint venture between L&Q and the Mayor of London. The partnership combines one of the UK’s largest housing associations with City Hall’s strategic oversight, aligning ambition with long-term public purpose.
Deputy Mayor for Housing and Residential Development Tom Copley said: “Barking Riverside is one of the most significant and exciting housing developments not just in London but anywhere in the UK. It is a fantastic example of a major brownfield regeneration, supported by City Hall and partners, which is delivering for the local community in this vibrant part of east London. I welcome the news that the Barking Riverside story is set to enter its next phase, ensuring thousands of more high-quality and affordable homes for Londoners in the coming years as we continue to build a better and fairer capital for everyone.”
Further reinforcing delivery confidence, Homes England has provided more than £170 million in loan and grant funding over the past five years, financing infrastructure that enables readiness for housing. This sustained collaboration with the public sector underlines the project’s strategic importance at both London and national levels.
The uplift secures further phases of development across the site, creating additional opportunities for partners and collaborators as the project scales towards increased delivery.
Leigh Johnson, Managing Director of Barking Riverside Limited, said: “This successful planning consent marks a genuine step change for Barking Riverside and for the role it can play in London’s growth. Yes, in relation to housing numbers, but also regarding place creation and the pace of delivery.
“The development offers a rare combination of scale, security and coordination, not often seen within the London market. With institutional backing and a long-term stewardship model, Barking Riverside is positioned not as a short-cycle opportunity but as a generational investment anchored in partnership. We are now positioned to de-risk, accelerate and expand.”
Fiona Fletcher-Smith, Group Chief Executive at L&Q, said: “Delivering well-designed affordable homes and community infrastructure at scale at Barking Riverside represents our long-term plans to tackle the housing crisis in London. We believe it could be a blueprint for brownfield development across the country.
“This milestone reflects the ambition of the partnerships involved, from L&Q and the Mayor of London to the many others contributing to the success of the project.
“Delivering these new homes and infrastructure will be an exciting next step, creating a sustainable new neighbourhood in the capital, where communities can thrive for generations to come.”
Highlighting the significance of Barking Riverside, Opportunity London, a partnership between the City of London, London Councils, HM Government, the Mayor of London and a consortium of public and private sector industry partners, has thrown its support behind the planning approval.
Jace Tyrrell, CEO at Opportunity London, said: “Barking Riverside is a flagship project for Opportunity London’s platform and a rare case study of how steady delivery, effective collaboration and robust backing can deliver projects of this scale, at pace.
“Attracting long-term global investment is critical to bringing forward the homes, jobs and sustainable growth London needs. This planning consent will enable delivery at the necessary momentum for Barking Riverside.”
