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PDU Case Report XXXX/YY Date planning report D&P/2211b/01 21 November 2016 87 Newington Causeway in the London Borough of Southwark planning application no. 16/AP/3144 Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Redevelopment of the site for a mixed use development comprising a basement/mezzanine basement, ground plus twenty-three floors to accommodate a 140 room hotel (levels 1-11), 48 residential units (levels 12-24), a retail unit (at ground floor), associated cycle parking, servicing and refuse and recycling, landscaping and private and communal residential amenity space (including at roof top level), external refurbishment to the front of the railway arches, and a new pedestrian route through the site linking Newington Causeway with Tiverton Street The applicant The applicant is Neobrand Ltd, the architects are SPPARC, and the agent is Brunel Planning. Strategic issues Land-use: The site is located within the Elephant & Castle Opportunity Area and the Central Activities Zone. The proposed hotel and residential uses are supported.(paras 15-19); Housing: The delivery of 48 new homes is supported. The current proposed level of affordable housing is 31.25% by unit or 35% by habitable room (based on the application of local policy). A viability appraisal has been undertaken and is currently being assessed to ensure this the maximum reasonable amount as per London Plan policy 3.12. (20-31); Urban design: The broad design principles are supported. The height and massing is proportionate with that emerging within the Elephant & Castle Opportunity Area. (32 -38) Recommendation That Southwark Council is advised that whilst the scheme is broadly acceptable in strategic planning terms, the application does not fully comply with the London Plan, with the reasons and remedies set out in paragraph 62 of this report. page 1 Context 1 On 17 October 2016 the Mayor of London received documents from Southwark Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has until 25 November 2016 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 1C of the Schedule to the Order 2008: 1C 1. “Development which comprises or includes the erection of a building of one or more of the following descriptions— (c) the building is more than 30 metres high and is outside the City of London”. 3 Once the Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The 0.11ha site is bounded to the north by Newington Causeway, to the south by the Rockingham Estate, to the east by commercial and retail units on Newington Causeway, including the Southwark Playhouse, and to the west by the railway viaduct, beyond which is the new 22- storey residential-led development at 89-93 Newington Causeway (D&P Ref/2270). The surrounding area is a mix of commercial and residential. 6 The site is located within the Elephant and Castle Opportunity Area, in the enterprise quarter and is identified as a development site. It is also within the Central Activities Zone. The site is currently vacant, having been previously occupied by a four storey commercial building which sold car parts and accessories, which has since been demolished. The frontage of the building onto Newington Causeway is very constrained, and is immediately adjacent to the railway viaducts and the neighbouring commercial building. The back of the site, accessed from Tiverton Street has a larger frontage. 7 The buildings at the site are neither Listed nor within a Conservation Area, however, there are a number of designated heritage assets in the vicinity including Metro Central Heights (Grade II), Michael Faraday Memorial (Grade II), Inner London Sessions Court (Grade II), St George’s Circus Conservation Area and Trinity Church Square Conservation Area. The site is adjacent to, but not within, the background consultation area of London View Management Framework (LVMF) SPG view 23A.1 from Serpentine Bridge to Palace of Westminster. 8 The site has a Public Transport Accessibility level (PTAL) of 6b, with 1 being the least accessible by public transport and 6b being the most accessible. The nearest underground station is Elephant and Castle (Bakerloo and Northern lines), which is approximately 250 metres from the site, and Borough (Northern line) is also in walking distance. Elephant and Castle also has a station served by national rail, and there are a number of bus stops approximately 75 metres south of the site. The nearest Transport for London Road Network (TLRN) is the junction between Newington Causeway and Keyworth Street approximately 150 metres to the south of the site. A Cycle Super page 2 Highway, Route 7 (CSH7), passes close to the site along Southwark Bridge Road to the east and Newington Causeway to the south. Details of the proposal 9 The site is currently vacant following the demolition of the previous part two/part three storey buildings used for motor vehicle repairs and storage (Class B2/Class B8). The proposal is for the erection of a twenty four storey tower (82.3m AOD) for a mix of uses including a 140 bedroom hotel (Class C1), 48 flats (Class C3) and retail unit on the ground floor (Class A1). A basement is proposed to accommodate cycle parking and refuse/recycling storage. 10 The proposals also include the creation of a new pedestrian route linking Newington Causeway and Tiverton Street, alongside associated public realm enhancements. Case history 11 A pre-planning application meeting was held on 2 September 2014 with a written advice report issued on 14 October 2014 respectively. In summary, GLA officers were supportive of the principle of the proposed development, subject to further detail on the proposed design to ensure that the building is high quality, and on affordable housing. Strategic planning issues and relevant policies and guidance 12 The relevant issues and corresponding policies are as follows: Opportunity Area London Plan Central Activities Zone London Plan; CAZ SPG; Hotel London Plan; CAZ SPG; Housing London Plan; Housing SPG; Housing Strategy; Shaping Neighbourhoods: Play and Informal Recreation SPG; Shaping Neighbourhoods: Character and Context SPG; Affordable housing London Plan; Housing SPG; Housing Strategy; Density London Plan; Housing SPG; Urban design London Plan; Shaping Neighbourhoods: Character and Context SPG; Housing SPG; Shaping Neighbourhoods: Play and Informal Recreation SPG; Strategic views London Plan, London View Management Framework SPG; Inclusive access London Plan; Accessible London: achieving an inclusive environment SPG; Sustainable development London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Climate Change Mitigation and Energy Strategy; Mayor’s Water Strategy; Mayor’s Ambient Noise Strategy; Transport and parking London Plan; the Mayor’s Transport Strategy; Crossrail London Plan; and, Mayoral Community Infrastructure Levy. 13 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the 2011 Southwark Core Strategy; saved policies of the 2007 Southwark Plan; and the London Plan 2016 (Consolidated with Alterations since 2011). 14 The following are also relevant material considerations: page 3 National Planning Policy Framework, Technical Guide to the National Planning Policy Framework and National Planning Practice Guidance; Elephant and Castle Opportunity Area Planning Framework (OAPF) (March 2012) Central Activities Zone Supplementary Planning Guidance (CAZ SPG) (March 2016) Principle of development 15 The site is located within the CAZ and Elephant and Castle Opportunity Area as defined by the London Plan. Table A1.1 (in support of London Plan Policy 2.13) identifies that the Opportunity Area is undergoing major transformation, and is capable of accommodating a minimum of 5,000 new homes and 5,000 new jobs. Moreover, the Southwark Local Plan identifies Elephant and Castle as a key regeneration area, and includes this site within the boundary of Elephant and Castle (major) town centre. 16 The applicant proposes a comprehensive redevelopment of the site to deliver 48 units of new housing and employment-generating uses in the form of a new 140 bedroom hotel and a small retail unit (100 sq.m). 17 Accordingly, having regard to the context discussed above (and the consideration of existing and proposed uses set out below), the principle of the proposed comprehensive mixed use redevelopment of this Opportunity Area site is strongly supported in strategic planning terms. Hotel 18 London Plan policy 4.5 London’s Visitor Infrastructure seeks to achieve 40,000 net additional hotel bedrooms by 2031, of which at least 10 per cent should be wheelchair accessible, and seeks to ensure that new visitor accommodation is in appropriate locations. Within the Central Activities Zone (CAZ), strategically important hotel provision should be focussed on the opportunity areas. The proposed scheme is located within the CAZ’s Elephant & Castle Opportunity Area, would deliver 140 hotel rooms towards the strategic target and the applicant has confirmed that 10% of the hotel rooms will be wheelchair accessible.
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