IQL North

IQL North

IQL North is the next major piece in the Stratford / Olympic Park story. Positioned directly opposite Stratford International Station and adjacent to Queen Elizabeth Olympic Park, the site covers plots N20–N23 and transforms a previously under-used area into a fully realised neighbourhood.

Under the approved planning consent (Ref 23/00441/FUL) the scheme will deliver:

  • 672 new homes

    for the Borough of London Borough of Newham, including ~172 social-rent homes.

  • 909 student-beds

    (Purpose-Built Student Accommodation) with ~42.5% affordable student homes.

  • Around

    9,000 m²

    of commercial / employment space for local business, co-working, retail and F&B.

  • A significant amount of

    new public realm

    (≈10,000 m²) including green space, community gardens, play space & transport hub.

The architectural team includes Mecanoo and other consultants such as Buro Happold Engineers.

Current Status

  • Planning consent granted unanimously by the London Legacy Development Corporation (LLDC) on 22 October 2024.
  • Meanwhile-use activity already in place: the “Lighthouse & Gardens” community space on-site is active and building local engagement while construction planning advances.
  • Next steps include detailed design submissions, Construction Management Plan (CMP) preparation and start of enabling works.

What It Means for Local Residents

Positive impacts

  • New homes and student accommodation will bring vitality to the area, support local shops, cafés and services.
  • Extensive new public space and transport/active-travel links promise improved pedestrian / cycle connectivity.
  • Commercial space may provide new businesses, co-working hubs or community-driven initiatives beneficial to residents.
  • The meanwhile-use of the site already provides community gardens and creative spaces (what’s here now before full build begins).

Points to monitor

  • Construction will run for several years; residents nearby (e.g., International Way, Celebration Avenue) should expect some noise, traffic and logistics movements.
  • As the scheme includes both student housing and private homes, management of tenure mix, behaviour and community integration is important.
  • The actual uses of the commercial space (retail, F&B, community) need to align with local resident needs rather than generic occupant models.
  • The public-realm design must be inclusive and well-maintained to ensure long-term benefit, not just at hand-over.
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