Transport for London says its latest DLR extension plans will unlock up to 30,000 new homes and create 10,000 jobs for Londoners – but where will these new homes be built?
The capital’s transport authority’s plans to extend the DLR and add stops in Beckton Riverside and Thamesmead received strong public support in its latest round of consultations.
TfL first announced these plans in early 2024, but the DLR extension was given Government backing when the chancellor, Rachel Reeves, committed to help fund the project in the Autumn Budget. This effectively unlocks tens of thousands of new homes in what are known as Opportunity Areas, so the Local Democracy Reporting Service (LDRS) takes a look at where they’ll be built, and what stage of planning they are at.
The Mayor of London, Sir Sadiq Khan, said: “I’m really pleased that the Government is backing the DLR extension to Thamesmead, something I’ve long called for alongside London’s businesses and communities. The project is a win-win and a massive vote of confidence in London.
“It will not only transform travel in a historically underserved part of the capital, but also unlock thousands of new jobs and homes, boosting the economy not just locally but nationally. I look forward to working hand-in-hand with ministers to deliver this vital project as we continue building a more prosperous London for everyone.”
What is an Opportunity Area?
The Mayor’s London Plan identifies parts of the city known as Opportunity Areas (OAs). These are locations where a large number of homes or commercial units could be built – typically at least 2,500 homes or creating 5,000 jobs, or a combination of both.
There are dozens of them in London, with a map on the GLA website showing where they are located. Infrastructure including transport is key to delivering an OA, which is why projects like the DLR extension can effectively unlock large-scale housebuilding. There are two OAs linked to the DLR extension.
Beckton Riverside
TfL wants to extend the DLR from Gallions Reach and add a stop in Beckon Riverside, which is in one of London’s Opportunity Areas. This area currently contains a retail park, a business park, the Beckton Sewage Treatment Works and the primary maintenance depot for the DLR.
Beckton Riverside is contained within the Royal Docks and Beckton Riverside Opportunity Area.
Within the mayor’s documents outlining the potential future for this area of London, it is hoped the new DLR stop will be the transport hub for a new town centre. The documents state: “The new town centre will build on the strengths of the established retail centre, riverside location, good road access, and continuous pedestrian and cyclist riverside access.”
The station would be built just north of Armada Way, and much of the land currently taken up by the Gallions Reach Shopping Park would make way for residential tower blocks. The Mayor’s plan also includes plenty of retail space, new social and community infrastructure and green and open spaces throughout the new town centre.
To the south of the DLR station, it is proposed that Beckton Waterfront is developed into a mixed-use neighbourhood as well, with plenty of residential, commercial and cultural options and a potential Thames Clippers pier. There is also a proposal to build a new Beckton Riverside school.
To combat potential smell problems caused by the sewage works, the Mayor wants the works to be upgraded so that odours can be managed. He also has aspirations that heat energy generated by the sewage works could potentially provide low carbon heating for new developments in the area.
The first phase of the Beckton Riverside regeneration project was approved by Newham Council in October. The council approved a proposal from St William Homes LLP to build nearly 3,000 homes on the waterfront, but it will be left up to the Greater London Authority (GLA) to rubber stamp the residential development because of its significant scale.
Thamesmead Waterfront
From the new Beckton Riverside DLR station, TfL wants to build a tunnel that goes underneath the Thames and establish a new station in Thamesmead. Thamesmead is notoriously underserved by public transport, with Abbey Wood, now on the Elizabeth line, being the only significant travel hub nearby.
As well as the new DLR station, TfL wants to introduce a new Superloop service. A £23m Government grant will fund the SL11 which will link Woolwich town centre and Abbey Wood via Thamesmead. It is hoped the new bus service will launch in 2026. TfL has also not ruled out extending the DLR from Thamesmead in the future, with possible stops in Abbey Wood or Bexley.
Just like Royal Docks and Beckton Riverside, Thamesmead and Abbey Wood have been identified as OAs by the Mayor, and it is hoped that with improved travel links, the riverside area could provide over 15,000 new homes and 8,000 new jobs.
As well as Sir Sadiq Khan’s approval, Thamesmead received Government backing earlier this year when it was named on its New Towns Taskforce shortlist. The Government hopes the 12 locations on the shortlist can collectively deliver up to 300,000 new homes over the coming decade.
This new town of Thamesmead is being imagined as Thamesmead Waterfront, a joint venture from developer Lendlease and housing association Peabody. The 100-hectare development site is on the southern bank of the Thames and like Beckton Riverside, it is one of the few remaining undeveloped waterfront sites in London.
More detailed plans for Thamesmead Waterfront are yet to be revealed, but Lendlease and Peabody have said the site has “the ability to deliver a new concept for waterfront living that is accessible, inclusive and productive” and it is “expected to include a strong retail, commercial and leisure offer as well as a substantial number of new homes, of all tenures”.
