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Shopping Centre Site, Elephant and Castle, 26, 28, 30 and 32 New Kent Road, Arches 6 and 7 Elephant Road, and London College of Communications Site, London Se1

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Shopping Centre Site, Elephant and Castle, 26, 28, 30 and 32 New Kent Road, Arches 6 and 7 Elephant Road, and London College of Communications Site, London Se1 Item No. Classification: Date: Meeting Name: 7.1 Open 30 January 2018 Planning Committee Report title: Development Management planning application: 16/AP/4458 for: Full Planning Permission Address: SHOPPING CENTRE SITE, ELEPHANT AND CASTLE, 26, 28, 30 AND 32 NEW KENT ROAD, ARCHES 6 AND 7 ELEPHANT ROAD, AND LONDON COLLEGE OF COMMUNICATIONS SITE, LONDON SE1 Proposal: Phased, mixed-use redevelopment of the existing Elephant and Castle shopping centre and London College of Communication sites comprising the demolition of all existing buildings and structures and redevelopment to comprise buildings ranging in height from single storey to 35 storeys (with a maximum building height of 124.5m AOD) above multi- level and single basements, to provide a range of uses including 979 residential units (use class C3), retail (use Class A1-A4), office (Use Class B1), Education (use class D1), assembly and leisure (use class D2) and a new station entrance and station box for use as a London underground operational railway station; means of access, public realm and landscaping works, parking and cycle storage provision, plant and servicing areas, and a range of other associated and ancillary works and structures. Ward(s) or East Walworth groups Cathedrals affected: From: Director of Planning Application Start Date 02/12/2016 Application Expiry Date 24/03/2017 Earliest Decision Date 19/01/2017 Draft Planning Performance Agreement RECOMMENDATION 1. a) That planning permission be granted, subject to conditions and referral to the Mayor of London, and the applicant entering into an appropriate legal agreement by no later than 18 December 2018. b) That environmental information be taken into account as required by Regulation 3(4) of the Town and Country Planning (Environmental Impact Assessments) Regulations 2011 (as amended). c) That following the issuing of the permission, the Director of Planning place a statement on the Statutory Register pursuant to Regulation 24 of the Town and Country Planning (Environmental Impact Assessments) Regulations 2011 which contains the information required by Regulation 21, and that for the purposes of Regulation 24(1)(c) the main reasons and considerations on which the planning committee's decision is based are as set out as in the report. d) In the event that the requirements of (a) are not met by 18 December 2018, that the Director of Planning be authorised to refuse planning permission, if appropriate, for the reasons set out at paragraph 720 of this report. COMMITTEE DEFERRAL 2. Members will be aware that this item was deferred from a committee meeting in December 2017 at the applicant’s request. The item was deferred to allow time for further negotiations in relation to the affordable retail proposal. This has now been addressed and is set out in paragraph 88 of this report. 3. The following substantive changes have been made to the report: Introduction added setting out the strategic context of the proposal (paragraphs 5 to 8). Update to the policy list to reflect the adoption of GLA Supplementary Planning Guidance and changes to plan references in the draft New Southwark Plan (paragraphs 61, 67 and 68). Inclusion of information regarding works currently / recently carried out at the shopping centre which should form part of transition measures within the Local Business Support and Relocation Strategy (paragraph 87). Confirmation that 10% on-site affordable retail would be provided, spilt equally across both sites, and that the off-site affordable retail contribution would no longer be required – s106 obligations section and information on affordable retail which would be delivered in the opportunity area updated accordingly (paragraphs 96, 186, 208, and 714). Changes in relation to when the database of relocation opportunities would be available (paragraph 184). Update that the Council has submitted a planning application to convert garages at Perronet House to affordable retail space (paragraph 209). Correction to internal sunlight figures to proposed flats on east site (paragraph 406). Inclusion of additional information regarding shadow to the proposed communal gardens (paragraphs 447 and 448). Inclusion of cumulative impact sunlight figures for neighbouring properties (paragraph 519). Clarification that CIL figures quoted in report are pre affordable housing relief (paragraph 723). Additional text in conclusion including on daylight and sunlight impacts and the delivery of a station box for the Northern Line (739 and 740). 4. Conditions changes to the draft recommendation: Condition added regarding highway works to Oswin Street; Condition amended regarding sound proofing of flats next to Corsica Studios. INTRODUCTION (new section) 5. The redevelopment of the shopping centre as proposed by this application has been a long held aspiration and is reflected in a series of development plan documents over many years. The Elephant and Castle has experienced enormous change over the past 10 years with the redevelopment of the Heygate Estate which is well under way, the new leisure centre, developments at Elephant One and One the Elephant to name a few. However, the Elephant and Castle Shopping Centre has been seen as a very poor design almost since it was completed in the 1960s. Perhaps, more importantly, the access to Elephant and Castle Underground Station has also been seen as a severe defect in the functioning of the area, preventing the town centre from taking its proper place as a focus for the commercial and social life of Southwark and south London. The redevelopment of the shopping centre will provide key new infrastructure to support the changing environment. Critically this scheme provides a unique opportunity for improvements to the Northern Line ticket hall to support new and existing residential development, commercial development and the various education institutions in the area including the London College of Communications which would relocate within the new development, reinforcing the area’s position as a major centre for higher education and further contributing to the life and character of the area. 6. While the proposal realises the council’s long held ambitions to make the Elephant and Castle the successful town centre that has been promised by its regeneration plans, it would also make a significant contribution to much needed new homes in the borough. Given the complexities and risks involved in demolishing the existing shopping centre and creating a new town centre with a new Underground entrance and link to the National Rail Station, it can be expected that there would be challenges to the viability of the scheme affecting its ability to deliver affordable housing. In spite of this, the development would achieve over 35% affordable housing, with a substantial part of this being at London Living Rent levels which would provide a wide range of people with the opportunity to live in this highly accessible central London location. There would, however, be a review mechanism which could lead to further improvements to the affordable housing offer as uncertainties about future costs and values are removed. 7. The redevelopment of the shopping centre would inevitably have impacts on the wide range of independent businesses that have established there over the years. The redevelopment proposal takes account of this, provides support for these businesses, and complies with the council’s Supplementary Planning Guidance by providing 10% affordable retail space on site. 8. The application before you is therefore one which would contribute to the transformation of this very significant part of London and an area at the heart of Southwark. BACKGROUND INFORMATION 9. Two applications have been submitted by Elephant and Castle Properties Co. Ltd. The first is for full planning permission for a comprehensive redevelopment of Elephant and Castle shopping centre, 26, 28, 30 New Kent Road and arches 6 and 7 Elephant Road, and the London College of Communications (LCC) site. The existing London College of Communications building would be demolished, and it adjoins the northern elevation of the Metropolitan Tabernacle church, the façade of which is grade II listed. In light of this a second application for listed building consent for minor amendments to the northern elevation of the Tabernacle has been submitted, and this is considered in a separate report listed as item 13.2 on the committee agenda. Site location and description 10. The site is located in the heart of the Elephant and Castle Opportunity Area which covers an area spanning 122 hectares. It extends just beyond St George’s Circus to the north, New Kent Road to the east, Walworth Road as far as Burgess Park to the south, and Kennington Park Road to the west; the borough boundary with Lambeth is approximately 160m to the south-west. Located on what for centuries was the main road into London from the south, Elephant and Castle has long been a bustling south London centre and is a transport hub, served by both the Northern and Bakerloo Line underground lines, a railway station and numerous bus routes. The number of theatres and taverns which were established in the area gave it a reputation as the “Piccadilly Circus” of south London. However, the area was redeveloped in the 1960s following bomb damage during WWII, and a number of issues arose out of the redevelopment including a predominance of large, single use buildings, an environment dominated by heavy traffic, and disconnected public realm. 11. Elephant and Castle is undergoing a period of transformation, with significant redevelopment taking place. The local planning policy framework for managing the regeneration of the area is the adopted Elephant and Castle Supplementary Planning Document / Opportunity Area Planning Framework (SPD / OAPF). The SPD sets out a vision for the area which includes transforming it into an attractive central London destination, making it a more desirable place to live for existing and new residents, with excellent shopping, leisure, learning and cultural facilities, and significant new housing.
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