IQL North is the strip of land directly opposite Stratford International Station, on the edge of the Olympic Park. Our design team has now submitted proposals for what will be East London’s most sustainable, inclusive and inviting neighbourhood. Somewhere to live, to meet, to learn, to eat - a hub of activity which recognises the challenges that regeneration brings to an area and is committed to delivering something for everyone. 

Our architects at Mecanoo have created an augmented reality of our development proposals, allowing you to pan around a view of the site from Mirabelle Gardens, International Way, the Eastern approach and the Western approach.

Who We Are

Hadley is a progressive, sustainable and inclusive regeneration company committed to the delivery of much-needed housing in Greater London and other major UK cities.

Our portfolio focusses on transformative mixed-use development in Greater London and other major urban centres across the UK.

Our Website

Where We Are

The site is boundaried by International Way, Penny Brooks Street, Montfichet Road and Celebration Avenue (to the west). Directly opposite Stratford International, IQL North is close to both Westfield shopping centre and linked to Stratford Station.

We began work in January 2022 and are looking forward to displaying our detailed proposals for a sustainable and inclusive new district at the heart of Stratford.

An aerial view of the IQL Stratford site.

We purchased the site in January 2022, with the intention to provide a sustainable and inclusive new neighbourhood for Stratford.

The site is located within the Stratford Town Centre, an area which has undergone significant change since the 2012 Olympics. It has been unused for a number of years, formerly used as a storage facility during the construction phase of the Olympic Park.

A rail corridor runs beneath the site at the eastern edge, which is an infrequently used line servicing the maintenance depot at Lea Bridge. As we are unable to build on top of this line, it will create a natural route through any on-site development in the future.

Our Vision

Following three rounds of public consultation and extensive collaboration with the community, LLDC, Newham and local stakeholder groups, we have now submitted our planning application to the London Legacy Development Corporation (LLDC) for determination.

Our proposals will deliver a range of benefits to the local area and its residents, including:

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New homes
for Newham

700+ 1, 2 and 3-bed homes and 900+ Purpose Built Student Accommodation, including affordable provision  

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A highly
sustainable scheme

Focused on delivering low-energy solutions for residents and the local community

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A range of
commercial spaces

Circa 9,000 sqm of flexible commercial and employment space, with support for local businesses

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sustainable transport Hub

A sustainable transport hub, featuring Brompton Bikes, E-cargo bikes and an E-car club

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A new community hub

Including spaces that support community groups and social enterprises

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New and inclusive community spaces

New public squares, offering green spaces, seating areas, and amenities for recreational activities

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New green
public realm

Circa 10,000 sqm of publicly accessible space, promoting biodiversity, play and community mixing

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New places to eat
and drink

New food and beverage provisions at the ground floor level

Whilst we are yet to finalise the development’s building designs, we do have principles that we are looking to deliver as part of this scheme. However, your feedback is a valuable asset in ensuring our priorities for the area match yours.

Our Impact

Prior to the site’s redevelopment, in order to help create a new social, economic, and environmentally sustainable ‘piece of city’, we have a prime opportunity to do something special with and for local residents and the wider Newham community.

Since opening The Lighthouse and Gardens we’ve been forging connections with locals such as:

The Lighthouse and Gardens

When we took possession of the site, we were aware that it would be some time before construction started. Therefore, we were eager to bring the site into use and provide services that would benefit the community, aiming to transform vacant spaces into vibrant places.

We were delighted to be able to provide two community projects in this space, collectively known as The Lighthouse and Gardens, with further activities coming this spring.

The Lighthouse

The Lighthouse is a place to inspire, spark new ideas and bring people together whilst supporting personal development, growth and well-being. Since opening, it has hosted a broad range of local groups, charities and voluntary organisations.

Delivering educational and creative classes, workshops, exhibitions and talks, it is available to hire at affordable rates for local people.

People using the Lighthouse & Gardens entrance. Someone playing steel drums outside.
A samba band practising inside a hall.
An art teacher describing something to three students inside a class room with portraits on the wall behind them.
5 people reading banners about the IQL Stratford site proposals at an open evening.
A circle of women stretching during an exercise class.
A crowd listens intently to a speaker at the x-change property meeting.
Meeting at the Lighthouse
Three people examining plants
A smiling girl holding a bunch of freshly picked chard.
A man and some children playing instruments in a garden.
People sharing a meal outside
A woman painting a smiling cartoon character 'Totoro' on a wall.
A woman singing and playing a guitar under a gazebo.
The sun shining on some vegetables growing in wooden troughs

The Community Garden

Transformed from an underutilised patch of shrubland, Stratford Community Gardens is now home to a well-loved, open-access growing and well-being space for local residents, schools and community groups to enjoy.

Find out more

Upcoming Meanwhile Use

To continue delivering social value to the local community, we have curated a range of new uses for the site.

Launched in January 2024, Community Saunas CIC balances wellness with community building. With affordable authentic saunas and cold plunge pools, they're making the benefits of sauna therapy accessible to all. Find out more about bookings and membership packages here.

Other uses soon coming to the site include our first sustainable transport hub, offering Brompton bikes, e-cargo bikes and Enterprise e-cars, alongside a pop-up coffee shop by local vendor, El Cafecito.

Sign up to our mailing list to keep updated on the launch of the second phase of our meanwhile use scheme.

Get Involved

As well as delivering new homes, we want to ensure the development will provide benefits for residents across the Stratford community.

Please visit to find out more about our evolved proposals for the future of IQL North.

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