PLANNING APPLICATION SUPPORTING DOCUMENTS MASQ LONDON LTD. 201 , London, SE1 2JX

Ref : previous Application Details : Pre-application enquiry (LBS Reg :21/EQ/0014 & 20/EQ/0248) Original permission (LBS Reg: 19/AP/7041 & 7042)

ID : 471392 NAME : Former London and county bank STREET_NUMBER : 201 STREET : Tooley Street GRADE : II DATE_OF_LISTING : 1996-07-29..

As per checklist; and documents submitted.

• Location Plan Included

• Site is vacant, last known use as a NatWest Bank • No new buildings on site only adaptions to interiors

• Existing and proposed floor plans attached at A3/1:200

• Design and Appearance statement below

• Description of current buildings on the site and details of current use below • Schedule of proposed uses • Photos attached

• Hours of Opening

• Access statement below • Management of Construction/Development Process

• Masq HVAV Plan

• HVAC statement

• Canopy Extraction • Statement showing how the proposal conforms with policies in the Southwark Plan and Local Development Framework and Planning Policy Context. • Delivery and Service Mgt Plan

• Cumulative Frequency Summary Table for Delivery and Service Mgt Plan • Modal Split for Traffic to and fro The Premises.

• Lighting Plan • Details of new Joinery and M+E services.

Design and Appearance statement The building used to be a NatWest bank; they have since vacated the building leaving it in its current state. The proposed work will be looking to turn the ground and basement floor into a prestigious bar and restaurant. The interior of the building requires full redecoration including all current woodwork, window surrounds, ceilings and columns. We are proposing to use all heritage colours from either the Dulux heritage range or the likes of Farrow and ball. The floor will need to be overlayed; we are proposing to use Dark oak wood to go over the existing sub floor. The business once up and running will cater for general socialising, weddings and parties. In order to accommodate these on the ground floor we are proposing a new bar, fixed seating, dining chairs, tables, lighting. The basement floor will have a new kitchen toilets and VIP areas for private functions.

The general look will be warm and inviting, with the use of a darker heritage colour palette. Some of the existing panelling to the perimeter walls are currently finished in a natural wood and varnished. We are hoping to give this a light key, prime and paint out with a satin wood in the heritage colours suggested The original access routes will not be changed, there will be one entrance door to the front of the building (on Tooley Street), access to the basement down a flight of stairs, one fire exit on the ground floor which is the front door and one fire exit in the kitchen on basement level. Although there is another entrance door on the building (facing road) which leads up to the stairs granting access to the Offices above the Ground floor. This door however currently only being used by the offices above the ground floor, and will not be used as an exit for our Premises in any way or form. We are not proposing any major changes to the external building itself other than like for like signage [as per NatWest] locations that we require three at high level, and two at low level [with one of the two acting as the menu sign display] by the ground floor door entrance to be.. [As noted on drawing ref 07, 08 proposed ground floor]

The exterior area to the right of the property is currently an overgrown grass area with no real purpose and looks very scruffy. We were initially hoping to tidy and clean this area up and replace the grass with exterior decking, allowing us to achieve some outdoor covers with new umbrellas for shading.

However, we will not be going ahead with the outside sitting area part of project anymore, as the Landlord/Owner now has other plans for the exterior area to the right of the property, and that is why this part of the proposal was omitted in the revised drawing dated 12/03/2021 to the follow-up Pre-application ref:21/EQ/0014. (The drawing was meant to highlight the fact that we will not be going ahead with the outside seating area, and that we only have two fire exit through the front door on Tooley Street and through the Kitchen exit door in the basement)

Description of current buildings on the site and details of current use

We believe that there are currently commercial offices on the first, second and third floors. They gain entrance to the building by using their door which is facing Tower bridge road (hence 185 Tower Bridge road)

The ground and basement floors are currently empty/vacant. Which is relevant to the Application, and which We will occupy after full renovation.

Description of the proposed development Current vacant space - Change of use from a bank to a restaurant and bar, including a full refurbishment of the interior, [ground and basement level] new signage.

Schedule of proposed uses • MASQ LONDON will be creating a Restaurant, Bar and entertainment venue that will usually operate late into the night • We will be providing food and drinks on the premises, and also OPEN to offering home delivery service to fit the current Economic climate. • Social space for the general public

• Wedding venue and reception space

• Private party functions / VIP functions • Sale of soft drinks, alcoholic drinks and food.

CLASSIFICATION USE (A3 and A4 use) Planning and Listed Building Consent were granted in 2020 (LBS Reg: 19/AP/7041 AND 7042) for internal alterations to the Basement and Ground Floor to facilitate the conversion from B1 to A3/A4.

HOURS OF OPENING The opening hours Relevant to this Application Standard Opening Hours : Sunday - Thursday : 08:00 - 23:00 Friday - Saturday : 08:00 - 00:00

Non standard timings : Boxing day, New Year’s Eve and New Year’s Day 09:00 to 03:00

EMPLOYMENT. Proposed number of Employees : 25 - 30

PREMISES SIZE : 307.12 SQ METER = 3305 SQ FT

ACCOMMODATION LIMIT The accommodation limit for the premises shall not exceed 250 persons (excluding staff).

VEHICLE PARKING. The Premises has no vehicle parking facilities, and will actively be promoting this on our website and other Avenues. Given the site's excellent location to the public transport network and local cycle network this will be actively promoted as the main means of travel to/from our site for staff and visitors.

We will make this clear to staff and visitors from the onset. We will be operating a strictly no parking facility.

We will however, be providing 6 cycle parking as instructed by the Council in line with the London Plan Policy requirements for the appropriate use of class. It will be be secure, weatherproof, and easily accessible and to Sheffield stand design specification. (PREMISES SIZE : 307.12 SQ METER = 3305 SQ FT)

In addition to this, we will also point out and refer visitors to the 2 nearby outside management parking facilities that is a stone throw from the Premises.

A: Tower Bridge Parking (the circle car park) The Circle, Queen Elizabeth St, London SE1 2JE : opened 24hrs a day, and bikes can also be hired from as little as £2 a day.

B: Q-Park Tower Bridge. 46-50 Gainsford St, London SE1 2NE : has over 115 parking spaces, 9 disabled parking spaces, and 2 electrical charging points for customers.

It is worth noting and promoting that we are at a walking distance from train station, London Bridge Station is a Major railway and underground station, And it is one of the Britain’s busiest Railway Station that serve about 96 million people in a year. It connects to various train lines and several bus services. Guests taking the , , Thameslink, Southern Trains and South East Trains can all connect trains at London Bridge Train Station to their respective destinations. We will regularly inform guests of when trains will be arriving as well as inform them of any delays that are occurring on the network which may be particularly useful to guests later in the evening when trains maybe less frequent.

Financial Contribution due to Footfall Given the increased footfall associated with the site, we understand the concern, and we are prepared to make a financial contribution towards the enhancement of the footway outside and around the site, as agreed by a S278 agreement with the Council. We furthermore agree and welcome any condition-attached to make good footway damaged during the construction process.

Access statement The current access into the building for the general public is up the front steps to the front door. There are currently five steps before reaching the existing front door. (The door will also be a fire exit door)

To the back of the building there is a flight of stairs to a basement door that is currently used to access the kitchen for the supply of fresh goods to the premises. (The door will also be a fire exit door)

Access for wheelchair user : It is highly impossible for a wheelchair user to access the building currently without the aid of a ramp placed over the stairs. We do not have any access point that will be step-free for disabled guests, and as a result of this, we do not have any indication of how we would envisage disabled guests requiring to be picked-up/dropped-off at the site as it is highly impossible for disabled guests to come in to the site.

There are currently anti slip nosing’s on all the exterior steps to help with visibility.

Outdoor Seating Area : We are not having any outdoor seating area.

Potential Traffic from Takeaway patronage outside hours of CPZ: As requested by Council for a need to outline the intention to manage traffic associated with the development, particularly in relation to activity outside the operational hours of any CPZ (Controlled Parking Zone). Council expressed concerns that It would be unacceptable if the change of use created additional traffic from takeaway/event patronage outside hours of operation of the CPZ.

It is worth noting that we are proposing a prestigious bar and luxurious restaurant, and we will not operate a full time take away service. The take away patronage service that we will offer is a form a home deliveries services for our niche clients where they order and we deliver that particular order to their home as stated on our website, and although we can offer site order pick at digression, but will be very limited.

MANAGEMENT OF CONSTRUCTION PROCESS TO MITIGATE IMPACT ON LOCAL HIGHWAY AND THE COMMUNITY AS A WHOLE.

Regards to the construction process, the vast majority of works during the development process, will be happening internally and will not affect the community, local works or traffic.

Disposing of Construction Waste. Development waste includes waste that is generated during our Development activities.

We have contracted our Development work to renowned and reputable company (JLA LTD), who have vast experience at management of large construction and development projects. They will ensure that, any development waste that is generated during our Development activities are cleared and disposed off properly, and we trust that they will ensure that any waste collector used will have proper and adequate licensing to carry waste.

We will not be having skips parked right outside of the property, we will be having waste deposited on the ground floor within the building, and we will only collect the waste, after much build up of waste.

Delivery management of equipments : When the kitchen equipment, boilers, air con system, alarm system and canopy are delivered to site, they will have been pre fabricated off site and delivered in a single vehicle when each stage is ready for those works to proceed, three engineers will be used to offload to site in a quick time frame and we are happy to deliver all equipment to site in an off peak time so as not to cause any disruption to traffic or community, and we will not deliver at school pick up or drop off times.

Footway Closure: At present we will not require any footway closures. If however, this changes at any point, we will of course request this within all time frames asked of us. Which is : Mitigation measures should include but not limited to : avoiding construction movements at high peak hours and at school drop-off/pick-up times, consolidate deliveries wherever possible, outline arrangements for managing deliveries to mitigate impact on the highway network.

MASQ HVAC PLAN

(MASQ HVAC plans.pdf) is the full Aircon, Boiler and hot water design and lay out, as you will be able to see on the drawings.

We have not changed any of the appearance of the building externally, there will be condenser units in Lightwell outside space area, just by the kitchen fire exit door, on the basement floor (outside caged area), which is not visible from outside ground floor, but as you are aware there is already an existing large unit here so we will not be effecting anything here.

Any ducting installation will not have to run the height of the building, as you can see on the drawing. The only ducting for the HVAC will be exiting right in the corner of the basement, and will be painted black, and flumes at 45 degree angle to meet all regulations, and so that it tallies up with the current existing black drainpipes that run the height of the building.

MASQ PROPOSED CANOPY EXTRACTION

Regards to the Extraction ducting for the canopy hood from the kitchen (MASQ proposed canopy extraction.JPG).

Extraction Duct : Looking at the plan on the drawing attached for canopy, you will see the plan is to duct straight out of the current extraction vent that is already in situ, and the make up air will come in from same area.

Again, we have been conscious not to change the aesthetics of the building, while making sure any works are ran alongside any current ducting or external flues on the outside of the building, which will also be painted black to tally up in colour with the old existing pipes.

Noise Nuisance : The canopy extraction will be built with a muffler system to reduce all external noise to a very low DB count, the same will be used if required on the HVAC side if required but there is minimal DB count from this extraction set up. This is in order to ensure that any installed ventilation, ducting and ancillary equipment in the interests of amenity will not cause amenity impacts such as odour, fume or noise nuisance and will not detract from the appearance of the building in accordance.

Affect on the historic and architectural significance of the house : The building fronts onto Tower Bridge Road and Tooley Street with the main entrance from the south-east corner of the site. The north elevation of the building is blank face in London stock brick facing onto an overgrown grass area. The east, south and west elevations all feature a stone plinth to first floor with area of rustication at the ground floor, iconic order stone pilasters from the first to second floors to a stone frieze and cornice. This elegant Free Classical styled building makes a positive contribution to the Tower Bridge Conservation Area.

Signage Illumination : We have decided to go with the subtle signage without illumination (as per NatWest), this is in order to ensure that the special character and appearance of the building is not compromised by these additions.

Dividing Partitioning : These historic features will be retained with only a minimum of intervention to ensure a workable layout. All existing panelling and plasterwork will be retained on the Ground Floor .

ANY OTHER WORKS.

Existing and proposed roof plans - we have no works required on the roof and no changes will be made to the roof space.

We are also proposing to have 2 Artificial Moss Plant in long rectangular Planter Boxes : by the Building wall facing Tooley Street, and another 2 facing Tower bridge Road.

TRAFFIC AND PUBLIC TRANSPORT IMPACT. It is generally expected that this development will not create an excessive number of trips at high peak periods.

But in trying to conduct analysis of trip generation, or cumulative trip generation by Automatic traffic counts (ATC), Record of vehicular trips, or Footfall analysis proved extremely difficult under the present circumstances as everywhere has been, and its still under lockdown.

We are providing a reasonable indicative numbers on an assumed indication of activities that will be associated with the development.

As the Council acknowledged that there has been difficulty in assessing proposed trip generation/envisaged demand given the pandemic. The Council has requested that we should give some estimates of envisaged modal splits of how users of the site would be expected to travel to/from the site, based on the customer estimates that we have provided.

The accommodation limit for the premises shall not exceed 250 persons (excluding staff).

Numbers of customers on normal standard opening Hours. Sunday - Thursday : 40 diners per day Friday - Saturday : 50 diners per day

Numbers of customers on NON standard opening Hours. Anyway : 70 diners per day

Numbers of customers of take away/home deliveries Sunday - Thursday : 10 diners per day Friday - Saturday : 15 diners per day

Numbers of Wedding Events 1 in a month (of about 70 guest)

Numbers of Birthday Events 2 in a month (of about 70 guests per event)

Boxing day / New Year’s Eve / New Year’s Day 100 diners per day No home deliveries

ADDITIONAL TRANSPORT STATEMENT At the request of the Council, in addition to the transport details provided in this supporting document, we have also provided separate documents.

• Delivery and Service Management Plan

• Cumulative Frequency Summary Table of the Delivery and Service Mgt Plan

• Envisaged Modal Split of Traffic to and from Masq London

Statement showing how the proposal conforms with policies in the Southwark Plan and Local Development Framework 201 Tooley street is clearly a prominent building set on the corner of both streets. The building boasts many beautiful features and rightly so is classified a Grade II listed building. The proposals put forward by Masq London are simply to improve the overall experience of the residents and visiting general public with a high-end food and drink offering including private functions.

PLANNING POLICY CONTEXT

Introduction This section of the statement provides a summary of the relevant planning policy framework in relation to the site and the proposed development, from the national through to local level. In light of the importance of demonstrating the suitability of the site and the proposals for its intended use.

National Planning Policy The following policy / guidance documents prepared at the national level are of relevance to the determination of the application. National Planning Policy Framework Promoting Sustainable Development The revised National Planning Policy Framework (NPPF), published in 2019, must be taken into account in the preparation of local and neighbourhood plans, and is a material consideration in planning decisions.

It is stated within the NPPF (paragraph 7) that ‘the purpose of the planning system is to contribute to the achievement of sustainable development’. It is set out within the NPPF that sustainable development can play three critical roles: • an economic role, contributing to a strong, responsive, competitive economy; • a social role, supporting vibrant and healthy communities; and • an environmental role, protecting and enhancing the natural, built and historic environment. As summarised at paragraph 11 of the NPPF, the presumption in favour of sustainable development means (for decision making):

• approving applications that accord with the plan without delay;

• in the absence of a plan or policies, granting permission unless adverse impacts would demonstrably outweigh benefits when assessed against the NPPF. Conserving and Enhancing the Historic Environment Chapter 16 of the NPPF relates to conserving and enhancing the historic environment. Paragraph 184 advises that: “Heritage assets range from sites and buildings of local historic value to those of the highest significance, such as World Heritage Sites which are internationally recognised to be of Outstanding Universal Value. These assets are an irreplaceable resource, and should be conserved in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of existing and future generations.”

• Paragraph 189 of the NPPF states that: “In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance.”

• Paragraph 193 of the NPPF states that: “When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance.”

• Paragraph 196 of NPPF sets out that “where a development proposal will lead to less than substantial to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use.”

Building a Strong, Competitive Economy

• Paragraph 80 of the NPPF states that: “Planning policies and decisions should help create the conditions in which businesses can invest, expand and adapt. Significant weight should be placed on the need to support economic growth and productivity, taking into account both local business needs and wider opportunities for development.”

Regional Policy The London Plan (March 2016) • Policy 4.6 (Support for and Enhancement of Arts, Culture, Sport and Entertainment) states the following: “Strategic A. The Mayor will and boroughs and other stakeholders should support the continued success of London’s diverse range of arts, cultural, professional sporting and entertainment enterprises and the cultural, social and economic benefits that they offer to its residents, workers and visitors. Planning decisions B. Developments should: • a) Fulfil the sequential approach and where necessary, complete an impact assessment (see Policy 4.7) • b) Be located on sites where there is good existing or planned access by public transport • c) Be accessible to all sections of the community, including disabled and older people • d) Address deficiencies in facilities and provide a cultural focus to foster more sustainable local communities. C. In preparing LDFs, boroughs should: • a) Enhance and protect creative work and performance spaces and related facilities in particular in areas of defined need • b) Support the temporary use of vacant buildings for performance and creative work • c) Designate and develop cultural quarters to accommodate new arts, cultural and leisure activities, enabling them to contribute more effectively to regeneration • d) Promote and develop existing and new cultural and visitor attractions especially in outer London and where they can contribute to regeneration and town centre renewal • e) Develop innovative approaches to managing pressures on high volume visitor areas and their environments • f) Identify, manage and co-ordinate strategic and more local clusters of evening and night time entertainment activities to – address need, – provide public transport, policing and environmental services; and – minimise impact on other land uses taking account of the cumulative effects of night time uses and saturation levels beyond which they have unacceptable impacts on the environmental standards befitting a world city and quality of life for local residents • g) Provide arts and cultural facilities in major mixed-use developments • h) Seek to enhance the economic contribution and community role of arts, cultural, professional sporting and entertainment facilities.”

The subtext to the policy includes the following information of relevance:

“London is a great city for night time entertainment and socialising, with a unique selection of bars, restaurants, performing arts venues, cinemas and night clubs. The night time economy also forms an important part of London’s economy. The Mayor encourages a supportive approach to planning these diverse night time activities in appropriate locations.”

Policy 7.8 (Heritage Assets and Archaeology) states that: “Strategic

• London’s heritage assets and historic environment, including listed buildings, registered historic parks and gardens and other natural and historic landscapes, conservation areas, World Heritage Sites, registered battlefields, scheduled monuments, archaeological remains and memorials should be identified, so that the desirability of sustaining and enhancing their significance and of utilising their positive role in place shaping can be taken into account. • Development should incorporate measures that identify, record, interpret, protect and, where appropriate, present the site’s archaeology. Planning decisions • Development should identify, value, conserve, restore, re-use and incorporate heritage assets, where appropriate. • Development affecting heritage assets and their settings should conserve their significance, by being sympathetic to their form, scale, materials and architectural detail. • New development should make provision for the protection of archaeological resources, landscapes and significant memorials. The physical assets should, where possible, be made available to the public on-site. Where the archaeological asset or memorial cannot be preserved or managed on-site, provision must be made for the investigation, understanding, recording, dissemination and archiving of that asset. LDF preparation • Boroughs should, in LDF policies, seek to maintain and enhance the contribution of built, landscaped and buried heritage to London’s environmental quality, cultural identity and economy as part of managing London’s ability to accommodate change and regeneration. • Boroughs, in consultation with English Heritage, Natural England and other relevant statutory organisations, should include appropriate policies in their LDFs for identifying, protecting, enhancing and improving access to the historic environment and heritage assets and their settings where appropriate, and to archaeological assets, memorials and historic and natural landscape character within their area.”

The Emerging London Plan • The current 2016 Plan is the adopted Development Plan, but the Draft London Plan is a material consideration in planning decisions. The emerging Plan is at a relatively advanced stage, with publication anticipated in February / March 2020. As such, the relevant policies are copied below for reference: Chapter 2 of the emerging London Plan – ‘Spatial Development Patterns’

Policy HC6 (Supporting the Night-Time Economy) states that: A. “Boroughs should develop a vision for the night-time economy, supporting its growth and diversification, in particular within strategic areas of night-time activity (see Table A1.1 and Figure 7.7), building on the Mayor’s Vision for London as a 24-Hour City.

B. In Development Plans, town centre strategies and planning decisions, boroughs should: • 1) Promote the night-time economy, where appropriate, particularly in the Central Activities Zone, strategic areas of night-time activity, and town centres, where public transport such as the Night Tube and Night Buses are available • 2) Improve access, inclusion and safety, and make the public realm welcoming for all night-time economy users and workers • 3) diversify the range of night-time activities, including extending the opening hours of existing daytime facilities such as shops, cafés, libraries, galleries and museums • 4) address the cumulative impact of high concentrations of licensed premises on anti- social behaviour, noise pollution, health and wellbeing and other issues for residents and nearby uses, and seek ways to diversify and manage these areas • 5) ensure night-time economy venues are well-served with safe and convenient night- time transport • 6) protect and support evening and night-time cultural venues such as pubs, night clubs, theatres, cinemas, music and other arts venues. C. Promoting management of the night-time economy through an integrated approach to planning and licensing, out-of-hours servicing and deliveries, safety and security, and environmental and cleansing services should be supported. Boroughs should work closely with stakeholders such as neighbouring boroughs, the police, local businesses, patrons, workers and residents.”

Paragraph 7.6.6 states: “There are many benefits to promoting night-time economic activity such as generating jobs, improving income from leisure and tourism, providing opportunities for social interaction, and making town centres safer by increasing activity and passive surveillance.”

Chapter 7 of the emerging London Plan - ‘Heritage and Culture’

Policy HC1 (Heritage Conservation and Growth) states the following information of relevance: C. “Development proposals affecting heritage assets, and their settings, should conserve their significance, by being sympathetic to the assets’ significance and appreciation within their surroundings. The cumulative impacts of incremental change from development on heritage assets and their settings, should also be actively managed. Development proposals should avoid harm and identify enhancement opportunities by integrating heritage considerations early on in the design process.”

Paragraph 7.1.7 advises that:

“Heritage significance is defined as the archaeological, architectural, artistic or historic interest of a heritage asset. This may be represented in many ways, in an asset’s visual attributes, such as - form, materials, architectural detail, design and setting, as well as through historic associations between people and a place, and, where relevant, the historic relationships between heritage assets. Development that affects heritage assets and their settings should respond positively to the assets’ significance, local context and character to protect the contribution that settings make to the assets’ significance. In particular, consideration will need to be given to mitigating impacts from development that is not sympathetic in terms of scale, materials, details and form.”

Local Planning Policy

• The site is within the administrative Local Planning Authority boundaries of Southwark Council. The Development Plan comprises of: • Saved Southwark Plan policies (2007); • Core Strategy (2011); • Emerging new Southwark Plan.

In Summary, the site is Located :

• Within the Central Activities Zone / Urban Zone; • On the edge of the District Town Centre; • Within an Air Quality Management Area; • Within the Borough, and Rivers Archaeological Priority Zone; and • Within the Tower Bridge Conservation Area.

The policies located of relevance to this proposal, given the above, are detailed below:

Policies Extract Saved Southwark Plan Policies Policy 1.4 - Employment Outside Preferred Industrial Locations and Sites outside the Preferred Office Locations, on sites which have an Preferred Office Locations established B Class Use and which meet any of the and Preferred Industrial following criteria: Locations i. The site fronts onto or has direct access to a classified road; or ii. The site is in a Public Transport Accessibility Zone; or iii. The site is within the Central Activities Zone; or iv. The site is within a Strategic Cultural Area. Development will be permitted provided that the proposal would not result in a net loss of floorspace in Class B use. An exception to this may be made to this where: . a) The applicant can demonstrate that convincing attempts to dispose of the premises, either for continued B Class use, or for mixed uses involving B Class, including redevelopment, over a period of 24 months, have been unsuccessful; or . b) The site or buildings would be unsuitable for re-use or redevelopment for B Class use or mixed uses including B Class use, having regard to physical or environmental constraints; or . c) The site is located within a town or local centre, in which case in accordance with policy 1.7, suitable Class A or other town centre uses will be permitted in place of Class B uses. Policy 1.7 – Development Most new developments for retail and other town within Town and Local centre uses should be accommodated within the Centres existing town centres and local centres which are (in descending order of significance): Major Town Centres: i. Elephant & Castle (including Walworth Road); and ii. ii. Peckham District Town Centres: iii. iii. Canada Water; iv. iv. Bankside and The Borough; v. v. London Bridge; vi. vi. Camberwell; and vii. vii. Lordship Lane. Local Centres: viii. Herne Hill; ix. The Blue; x. Dulwich Village; and xi. Nunhead. Within the centres, the LPA will permit developments providing a range of uses, including retail and services, leisure, entertainment and community, civic, cultural and tourism, residential and employment (Class B1) uses, where the following criteria are met: i. The scale and nature of the proposal is appropriate to the character and function of the centre and the catchment area it seeks to serve; and ii. The proposal will not harm the vitality and viability of the centre; and iii. A mix of uses is provided where appropriate; and iv. Any floorspace currently in A Class use should be retained or replaced, unless the proposed use provides a direct service to the general public and the proposal would not harm the retail vitality and viability of the centre (where the proposal site is located within a protected shopping frontage, the proposal should comply with Policy 1.9); and v. The proposal would not materially harm the amenities of surrounding occupiers; and vi. Where developments which are likely to attract a lot of

Policies Extract people are proposed, the site should be highly accessible by sustainable modes of transport; and vi. The road network has sufficient capacity to take any additional servicing traffic generated by the proposal without causing adverse effects on the environment, traffic circulation, or air quality; and vii. The development addresses the street, provides an active frontage on pedestrian routes and would not erode the visual continuity of a shopping frontage; and viii. The proposal provides amenities for users of the site such as public toilets, where appropriate. Policy 3.15 – Development should preserve or enhance the special Conservation of the interest or historic character or appearance of Historic Environment buildings or areas of historical or architectural significance. Planning proposals that have an adverse effect on the historic environment will not be permitted. The character and appearance of Conservation Areas should be recognised and respected in any new development within these areas. Article 4 directions may be imposed to limit permitted development rights, particularly in residential areas. In this policy the term historic environment includes Conservation Areas, listed buildings, scheduled monuments, protected London Squares, historic parks and gardens and trees that are protected by Tree Preservation Orders, trees that contribute to the character or appearance of a Conservation Area and ancient hedgerows. Policy 3.16 – Within Conservation Areas, development should Conservation Areas preserve or enhance the character or appearance of the area. Planning permission will be granted for new development, including the extension or alteration of existing buildings provided that the proposals: i. Respect the context of the Conservation Area, having regard to the content of Conservation Area Appraisals and other adopted Supplementary Planning Guidance / Documents; and ii. Use high quality materials that complement and enhance the Conservation Area; and iii. Do not involve the loss of existing traditional features of interest which make a positive contribution to the character or appearance of the Conservation Area; and iv. Do not introduce design details or features that are out of character with the area, such as the use of windows and doors made of aluminium, uPVC or other non-traditional materials; Where appropriate development in Conservation Areas may include the use of modern materials or innovative techniques only where it can be demonstrated in a design and access statement that this will preserve or enhance the character or appearance of the Conservation Area. Policy 3.17 – Listed Development proposals involving a listed building Buildings should preserve the building and its features of special architectural or historic interest. Alterations and extensions Planning permission for proposals which involve an alteration or extension to a listed building will only be permitted where: i. There is no loss of important historic fabric; and ii. The development is not detrimental to the special architectural or historic interest of the building; and iii. The development relates sensitively and respects the period, style, detailing and context of the listed building or later alterations of architectural or historic interest; and iv. Existing detailing and important later additional features of the building are preserved, repaired or, if missing, replaced. Policy 3.18 – Setting of Permission will Listed Buildings, i. ii. iii. iv. v. vi. Conservation Areas and not be granted for developments that would not World Heritage Sites preserve or enhance: The immediate or wider setting of a listed building; or An important view(s) of a listed building; or The setting of the Conservation Area; or Views into or out of a Conservation Area; or The setting of a World Heritage Site; or Important views of /or from a World Heritage Site. Policy 3.19 – Archaeology Planning applications affecting sites within Archaeological Priority Zones (APZs), as identified in Appendix 8, shall be accompanied by an archaeological assessment and

Policies Extract evaluation of the site, including the impact of the proposed development. There is a presumption in favour of preservation in situ, to protect and safeguard archaeological remains of national importance, including scheduled monuments and their settings. The in situ preservation of archaeological remains of local importance will also be sought, unless the importance of the development outweighs the local value of the remains. If planning permission is granted to develop any site where there are archaeological remains or there is good reason to believe that such remains exist, conditions will be attached to secure the excavation and recording or preservation in whole or in part, if justified, before development begins.

Core Strategy Strategic Policy 3 – We will maintain a network of successful town centres Shopping, Leisure which have a wide range of shops, services and facilities, and Entertainment to help meet the needs of Southwark’s population. Our centres will be well used because they are vibrant, easy to get to, friendly and safe. Paragraph 5.37 of the subtext states: Encouraging a mix of compatible uses in the centres will also provide a stronger economic environment and will help stimulate a greater diversity of entertainment and evening activities. Restaurants, bars and cafes add to the vitality and life of town centres but can also have negative impacts on the community such as noise until late at night. We have licensing saturation policies in some areas of the borough so we need to make sure our decisions about bars, cafes and restaurants are linked in with these. Strategic Policy 10 – We will increase the number of jobs in Southwark and Jobs and Businesses create an environment in which businesses can thrive. We will also try to ensure that local people and businesses benefit from opportunities which are generated from development. We will do this by 1. Protecting existing business space and supporting the provision of around 400,000 sqm – 500,000 sqm of additional business floorspace over the plan period in the Bankside, Borough and London Bridge opportunity area, to help meet central London’s need for office space. 2. Protecting existing business floorspace and supporting the provision of around 25,000sqm - 30,000sqm of additional business floorspace to help meet general demand for office space in the following locations: • The CAZ • Town and local centres • Strategic cultural areas • Action area cores • Camberwell Action Area • On classified roads 3. Protecting industrial and warehousing floorspace and enabling growth in new sectors such as green manufacturing and technology in the following strategic and local preferred industrial locations: • Bermondsey • Old Kent Road • Parkhouse Street (which will also be protected for a possible depot for trams or alternative forms of public transport) • Mandela Way 4. Protecting small units in the locations listed in the 3 bullet points above and encouraging provision of flexible space to help meet the needs of the local office market and independent retailers. 5. Protecting creative, cultural and tourism facilities and encourage new facilities, particularly in strategic cultural areas. 6. Allowing development of hotels within the town centres, the strategic cultural areas, and places with good access to public transport services, providing that these do not harm the local character. 7. Targeting new jobs and training opportunities which arise from development towards local people. 8. Promoting supply chain opportunities for local businesses during and after construction of development. 9. The need to avoid areas at high risk of flooding

Policies Extract Strategic Policy 12 Development will achieve the highest possible standards of – Design and design for buildings and public spaces to help create Conservation attractive and distinctive places which are safe, easy to get around and a pleasure to be in. We will do this by 1. Expecting development to conserve or enhance the significance of Southwark’s heritage assets, their settings and wider historic environment, including conservation areas, archaeological priority zones and sites, listed and locally listed buildings, registered parks and gardens, world heritage sites and scheduled monuments. 2. Carefully managing the design of development in the Thames Policy Area so that it is sensitive to the many special qualities of the River. 3. Making sure that the height and design of development conserves and enhances strategic views and is appropriate to its context, the historic environment and important local views. 4. Requiring tall buildings to have an exemplary standard of design and make a positive contribution to regenerating areas and creating unique places. Locations where tall buildings could go are in London Bridge, the northern end of Blackfriars Road, Elephant and Castle and action area cores. These are shown on the Key diagram. 5. Continuing to use the Southwark Design Review Panel to assess the design quality of development proposals. 6. Requiring Design and Access Statements with applications and encouraging Building for Life Assessments and heritage impact assessments.

Supplementary Guidance

• Tooley Street defines the southern edge of the block of streets that substantially form the Tower Bridge Conservation Area. From South London College (formerly Lambeth College/St. Olave’s and St. Saviour’s Grammar School) east to St Saviours Dock it is a broad city street, of a fine metropolitan character, with four to six storey buildings and mature London Planes each side. The small stretch of Tooley Street taken in by the Conservation Area (adjoining areas are covered by the Tooley Street Conservation Area) includes the major public buildings around the crossroads with Tower Bridge Road from South London College to the Magistrates Court. It is included within the Tower Bridge Conservation Area designation because of the importance of the location in the approach to the bridge: the area also has a relationship to the Tooley Street Conservation Area and other largescale buildings on both sides of the street, notably Boss House and Devon Mansions.

Views and Townscape As a major city street, Tooley Street is marked by notable buildings at frequent intervals along its length. Within the Conservation Area examples are the South London College building and The Pommeler’s Rest pub (marked by its elaborate corner turret), at the junction of Tooley Street and Tower Bridge Road. Views to these buildings from both directions along Tooley Street are significant in the street scene. Tooley Street and Queen Elizabeth Street make a key city space in the triangle formed with Tower Bridge Road. It is a significant location at an important node on the street network defined by strong buildings at Lambeth College and Devon Mansions. Its importance is further emphasised by street trees on the approaches to the space and public statues in the centre (including the listed bronze figure of Col. Samuel Bourne, first Mayor of Bermondsey).

STATEMENT The Planning (Listed Buildings and Conservation Areas) Act 1990 places a duty upon the Local Planning Authority in determining applications for development or works that affect a listed building or its setting to have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Further to this statutory duty, the National Planning Policy Framework (NPPF) 2019 provides the Government’s national planning policy on the conservation of the historic environment. In respect of information requirements for heritage applications it sets out that:

“In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance”.

Paragraph 190 of the NPPF sets out that local planning authorities should also identify and assess the particular significance of heritage assets that may be affected by proposals. They should take this assessment into account when considering the impact of application proposals in order to avoid, or minimise, conflict between the heritage asset’s conservation and any aspect of the proposal.

This chapter identifies the heritage asset that will be affected by the proposed development, through its impact on its significance. It then goes on to provide a description of the significance of the identified designated heritage asset of the listed building that will be affected by the proposals, including the contribution of the setting of the building to its significance. Finally, an assessment of the impact of the proposed development on the significance of the listed building is provided.

HERITAGE ASSET The former London and County Bank within the site was first included on the statutory list of buildings of special architectural or historic interest at grade II on 29th July 1996. The listing description is provided below:

636-0/9/10116 No. 201 (former London and County Bank) GV II Bank. 1900.'By William Campbell Jones; the builder a Mr Rider. For the London and County Bank. Brick with stone rustication on ground floor and stone dressings above. Roofs of slate; ogee cap to corner range sheathed in metal. Free Classical style favoured by Jones, and found in other works for the London and County Bank. Canted corner plan of one-window range. 5-window range to Tooley Street elevation and 6-window range to Tower Bridge.

EXTERIOR: 3 storeys and dormer over high basement. Central ranges of each elevation spanned by pedimented facing gable and raking cornice. The end and corner ranges framed by giant pilasters of the Ionic order to the lst and 2nd floors and set forward from the plane of the wall. Broad entablature continuous on 3 sides. Pound-arched entrance in corner range with segmental balustraded balcony above. Rustication to ground-floor of pilastered ranges. The windows between are segmental- arched. All other windows are flat-arched except where otherwise noted. Sash windows of an authentic design, 6x6 to upper floors. All upper-floor windows with architraves, those to 1st floor with alternating segmental and triangular pediments; in end ranges of long elevations they have cornices only. Second-floor windows with keyed surround. Triple window set in Palladian surround to facing gable. Hexagonal turret with triangular buttresses of one stage to corner range; the windows are round-arched. The roof broaches into a dome with a finial.

INTERIOR: . The composition is lively and forms a good group with Tower Bridge (qv). The quality of construction and materials is high standard.

Significance of the Heritage Asset As identified through the listing description, the primary significance of the Heritage Asset relates to the well preserved external elevations of the building that represents a good example of the Free Classical style of architecture favoured by William Campbell Jones.

The special architectural character and appearance of the Heritage Asset is further reinforced by the collective significance of the group of buildings on this side of Tower Bridge Road.

Whit the internal fabric at ground floor level is considered to possess a degree of significance in terms of the Heritage Asset as a whole, it is evident that the basement level has been subject to a range of modifications over time.

Impact of the Proposed Development The proposals subject of this application are minimal, It should be noted that no external works are proposed as part of this applications side from signage.

Summary and Conclusion This Heritage Statement clearly identifies the designated heritage asset, i.e. the listed building, that will be affected by the proposals at the application site. The significance and setting of this asset has also been described.

The application proposals have been reviewed and their impact on the significance of the listed building assessed in light of relevant heritage legislation, policy and guidance for the historic environment.

This assessment, together with the other information submitted with this Application, demonstrates that the proposals have been designed with the historic asset in mind.

It is the conclusion of this Heritage Statement, that the proposals will preserve the special interest of the listed building. As such, the proposals accord with the statutory duties of the Planning (Listed Buildings and Conservation Areas) Act 1990, national policy set out in the NPPF 2019 and supported by NPPG 2014, and relevant local planning policy and guidance, including the London Plan, Core Strategy, saved Unitary Development Plan and supplementary planning documents and guidance.

This Planning Statement & Heritage Statement outlines the context within which the application is made, and provides a detailed examination of the main planning considerations raised by the proposals, together with reasoned justification in support of the proposed development. The detailed assessments undertaken and reported are considered to allow the proposals to be viewed favourably.