The proposals

About Dominus

Dominus is a leading real estate investor, developer and operator specialising in the hotels and living sectors. Founded in 2011, the family-owned business is deeply committed to generating social value through its operations and projects and has an exemplary track record for developing innovative solutions that benefit investors, local authorities and communities.

We take a sustainable, long-term approach to investment and work closely with institutions, local authorities and local communities to create value and positive impact. We are committed to creating value for all our stakeholders, best-in-class assets and a positive impact for communities.

At the heart of Dominus is a core group of 50+ talented staff, whose skills cover the breadth of business and real estate disciplines, directed by an experienced senior leadership team.

Dominus is being supported by a best-in-class team to produce the proposals:

The Site

Site images

Land Ownership

Movement Routes

Conservation Areas and Listed Buildings

Previous proposals

Previous proposals for the site include a planning permission granted in May 2023 for a purpose-built student accommodation (PBSA)-led development, designed by Henley Halebrown.

Following a detailed review, an application for a new scheme designed by Howells was submitted in December 2023 and considered in 2024. We did not obtain planning permission for this proposal, with this decision upheld at Appeal in March 2025.

Following the appeal decision, we’ve taken on board the feedback received and have appointed a new project team.

Alongside our new project team, we have been engaging closely and positively with Newham Council’s officers.

Our proposals

A new building of exemplary design quality which targets BREEAM Excellent

Architecture and townscape that responds and contributes positively to the local context
Our proposals retain the commitment to provide a new pub offering an inviting space for people to meet, socialise and connect.

The provision of 692 much needed high-quality, professionally managed, purpose-built student homes

Active frontages creating a more inviting environment along Stratford High Street

242 student homes (35%) provided at affordable, capped-rent levels

Creating a new public space with approximately 1,300 sqm of landscaping enhancements which will significantly improve the pedestrian experience
Active frontages creating a more inviting environment along Stratford High Street

242 student homes (35%) provided at affordable, capped-rent levels

Creating a new public space with approximately 1,300 sqm of landscaping enhancements which will significantly improve the pedestrian experience

Site Layout

Townscape Views

Building Configuration

Ground and First Floors

A Mix of Studio and Cluster Accommodation

Amenity Spaces

The new public house

Pubs have been at the heart of communities for centuries.

Our proposals retain the commitment to provide a new pub offering an inviting space for people to meet, socialise and connect.

The pub will span two floors and have dedicated external space, activating a key public space where Lett Road and Stratford High Street meet.

Dominus are working with placemaking consultants Augarde and Partners on a strategy to maximise the potential of the new pub.

Landscaping and new public spaces

Landscaping Plan

  1. Crafted timber & steel bench
  2. Tapestry paving
  3. Paved entrance carriageway and signage
  4. Art overlay
  5. Rain garden adjacent cycle lane
  6. Architectural screening offset from pump station and utilities
  7. External bin storage on raised platform
  8. Channelsea River renaturalising interventions – habitat creation
  9. Cantilevered platform along facade
  10. Step access to Channelsea River
  11. Active lane to cycle store
  12. Median strip tree and understorey planting
  13. Supergraphic to bridge median
  14. Burford Road Raised planter

Focus Areas & potential improvements

  1. Lett Road Improvements
  2. Pub plaza
  3. Channelsea river naturalising
  4. Crafted timber / steel bench wrapping the Indian Beam tree
  5. Gateway signage / sculptural marker
  6. Enhanced Median planting and trees. Mural to bridge median.
  7. Widened Stratford High Street footpath
  8. Active social lane – seating and student games zone.
  9. Green screening along rail line fence within freestanding planters
  10. Burford Road junction improvements.
  11. Enhanced street lighting
  12. External temporary bin storage and green screening offset from pumping station
  13. Level 10 Terrace
  14. Level 12 Terrace
  15. Biodiverse roof

Professionally managed student accommodation

Why student accommodation?

London has the country’s highest demands for Purpose-Built Student Accommodation (PBSA), with a 54% increase in the number of full-time students studying in the capital since 2017. The London Plan sets a target to deliver 3,500 PBSA beds annually, yet this ambition has not been met in any year since 2017/18. Over this period, the student population has grown by 115,420, while the net increase in PBSA beds has been just 8,307.

Student Management Plan

Dominus makes the following seven commitments for its student accommodation, to be secured under a Student Management Plan:

Professional Management

The building will be managed in accordance with the Accreditation network UK/Unipol National Code of Standards.

Community Liaison Pack

A pack will be distributed across the local area prior to the start of each Academic Year, providing information about the operation and arrangements of the accommodation.

Community Liaison
Officer (CLO)

A named CLO will be in place at all times from the date the building opens as the principal contact for the local community. Their details will be provided to the local community.

Community Liaison
Group (CLG)

The CLO will coordinate and operate a CLG as a managed process to enable members of the local community to discuss any management matters.

Student Wellbeing

All external and internal shared spaces within the building will be available to all residents. A named Students Liaison Officer will be in place at all times from the opening of the building, acting as the primary point of contact for students in terms of their health and well being and regarding any concerns and their living experience.

Tenancy Agreement and Welcome Pack

A Tenancy Agreement will be signed by students before moving into the building, and students will be issued with a Welcome Pack summarising this and key information, including access to healthcare services.

Student Behaviour

The Tenancy Agreement and Welcome Pack will provide a Code of Conduct which will set out the expectations of students, including a “three strikes and-out” procedure.

The shared parts of the building will provide a variety of high-quality areas for:

Study – large (co-working style) casual study lounges, dedicated quiet study rooms and fully equipped group study rooms

Community – flexible social spaces for events, TV lounges and private dining rooms

Wellbeing – all spaces will be designed with resident wellbeing in mind and will include dedicated resident wellness spaces like a gym and yoga room

Functional – ample dedicated space for laundry, parcel storage, bike storage and other functional facilities

Next steps

Our public consultation period ran from 2 July – 18 July 2025. Thank you to everyone that provided feedback.

Following our public consultation, we hope to submit a planning application to Newham this summer, and we hope to have a decision on the application later this year.

Summer 2025

New application submitted to Newham Council

Late 2025

Application decided by Newham’s Strategic Development Committee

Q3 2026

Construction works start on site

September 2030

Works completed and building operational for 2030/31 Academic Year