Thames Side Wharf scheme returns

Housing in Kingston upon Thames is about to gain 135 to 145 new flats as Fenwick revives plans for Thames Side Wharf, the long-vacant site beside Water Lane and John Lewis. The emerging scheme is lower and considerably calmer than the 16-storey tower abandoned in 2026, stepping down from 12 storeys and offering restaurants, commercial space, and a redesigned riverside public realm that could set a new tone for development along this stretch of the Thames.

After a five-year gap, developer Fenwick has brought forward new proposals for Thames Side Wharf, a site that has remained empty since the previous 16-storey London Square scheme was abandoned in 2026.

What the new scheme contains

Two buildings rising to 12 storeys and stepping down to 10 will hold between 135 and 145 flats. The scheme includes ground-floor restaurants, commercial space, and a substantial redesign of the riverside public realm intended to improve pedestrian access and open up views along the Thames. The reduction in height from 16 storeys to 12 marks a shift in ambition: this is a calmer, less imposing proposal that acknowledges earlier concerns about scale and massing in a historic riverside setting. Much of the detail is still evolving, with Fenwick continuing pre-application discussions with Kingston Council and seeking input from local groups including the Kingston upon Thames Society. The emphasis on public realm and the decision to lower the scheme suggest developers are responding to the planning climate that rejected the previous tower.

Why this matters beyond Kingston

Kingston sits immediately south of Richmond borough and shares the same Thames frontage, planning pressures, and buyer profile. What happens at Thames Side Wharf will inevitably influence expectations for riverside development on the Richmond side of the boundary, particularly around Teddington, Ham, and Petersham. If Kingston approves a scheme that balances density with heritage sensitivity and public access, it provides a template. If it approves something that local groups consider overbearing, it strengthens the case for stricter controls closer to home. Richmond’s own planning battles over riverside sites have often turned on precedent set just across the borough line. For residents concerned about maintaining the character of the Thames Path and controlling the height of new buildings, this is a scheme worth watching closely.

Thames Side Wharf sits between Water Lane and the Thames, immediately beside John Lewis and within sight of Kingston Bridge. The site has been vacant for years, a gap in the townscape that locals have come to accept as a fact of life. Its redevelopment will change the visual and pedestrian experience of this part of the riverside, particularly for those using the Thames Path or walking between the town centre and the river.

The affordable housing question

The Kingston upon Thames Society has flagged a large unresolved question about affordable housing provision. Details have not yet been published, but the concern centres on whether the scheme will meet the borough’s policy requirements or seek a viability exemption, a route that has proved contentious on other high-value riverside sites. Affordable housing percentages directly affect who can live in new developments and, in turn, shape the demographics and long-term character of an area. For a scheme of this size in such a prominent location, the outcome will be scrutinised by local groups and planning officers alike. The absence of detail at this stage is notable; it is the one element of the proposal that remains firmly behind closed doors.

What this means for you

If you live in Richmond borough and follow planning matters, particularly those affecting riverside character and building height, Thames Side Wharf is worth keeping on your radar. The scheme is still in pre-application discussions, so there will be a formal consultation period once a planning application is submitted to Kingston Council. You can monitor progress through the Kingston upon Thames Society, which is actively engaging with the developer and will publish updates as details emerge. If you walk the Thames Path regularly or have views on how riverside public space should be designed, this is the moment to familiarise yourself with the proposal before it reaches the formal planning stage. Your counterparts in Kingston are already asking questions about affordable housing and massing; the same questions apply on this side of the boundary. Thames Side Wharf has returned with a scheme that is lower, quieter, and more attuned to local concerns than its predecessor. Whether it delivers on affordable housing and public realm remains to be seen, but the direction of travel suggests developers are learning from past rejections.

The site sits directly beside John Lewis and Water Lane, a location familiar to anyone who has navigated Kingston’s retail heart or walked the Thames Path south of the bridge.

Frequently asked questions

Where exactly is Thames Side Wharf?

Thames Side Wharf is located in Kingston upon Thames, beside Water Lane and immediately next to John Lewis. It sits on the riverside, south of Kingston Bridge, and is visible from the Thames Path.

How does this affect Richmond borough?

Kingston sits directly south of Richmond and shares the same Thames frontage and planning pressures. Precedents set in Kingston, particularly around building height and riverside access, often influence planning decisions on the Richmond side of the boundary.

What happened to the previous 16-storey scheme?

The 16-storey London Square scheme was abandoned in 2026 after planning challenges and changing market conditions. It was considered too tall and imposing for the riverside setting.

Will there be affordable housing in the new development?

The affordable housing provision has not yet been detailed publicly. The Kingston upon Thames Society has raised this as a significant unresolved question that will need to be addressed before planning approval.

When will the planning application be submitted?

Fenwick is still in pre-application discussions with Kingston Council. No formal submission date has been announced, but a planning application is expected later in 2026 once the details are finalised.

Useful resources

• https://www.kingston.gov.uk/planning
• https://www.richmond.gov.uk/services/planning