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PDU Case Report XXXX/YY Date planning report D&P/3259 30 April 2015 The Triangle, Newington Causeway/Borough Road, SE1 in the London Borough of Southwark planning application no. 14/AP/3130 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 Demolition of 69-76 and 83 Borough Road, 18-26, 38, 40-42, 44-46 and 56-62 Newington Causeway and warehouse buildings to the rear of 40-42 Newington Causeway; change of use of 82 Borough Road from Class D1 Use to Class A1 – A3/B1/D1 and D2 Uses and redevelopment to provide a mixed-use development comprising eight buildings ranging from 4 to 38 storeys in height (+22.820m - +123.850m AOD) providing 529 residential units (Use Class C3), 9,950.5 sq.m office (Use Class B1), 167 sq.m retail use (Use Class A1-A3), 2,029 sq.m flexible uses (Use Classes A1-A3, B1 or D1), 4,072 sq.m night club use (Sui Generis), 96 basement car parking spaces together with access, hard and soft landscaping and other associated works incidental to the development. The application is accompanied by an Environmental Statement submitted under the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2011. The applicant The applicant is Peabody (Services) Ltd and the architect is Stephen Marshall Architects. Strategic issues The key strategic issues in this case include land use, housing, affordable housing, urban design, inclusive design, sustainable development, transportation. Recommendation That Southwark be advised that while the application is generally acceptable in strategic planning terms the application does not comply with the London Plan, for the reasons set out in paragraph 91 of this report; but that the possible remedies set out in that paragraph could address these deficiencies. page 1 Context 1 On 21 January 2015 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 had until 3 March 2015 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. An extended deadline has been agreed with the borough. 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 1A, 1B and 1C of the Schedule to the Order 2008: “Development which comprises or includes the provision of more than 150 houses, flats or houses and flats.” “Development (other than development which only comprises the provision of houses, flats or houses and flats) which comprises or includes the erection of a building or buildings … - (b) in Central London (other than the City of London) and with a total floorspace of more than 20,000 square metres.” “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 Southwark 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 environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 has been taken into account in the consideration of this case. 5 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 6 The site comprises a triangular are of land approximately 1.07ha in size. It is bound to the north by Borough Road, by Newington Causeway to the east, and by a National Rail viaduct to the west. It is located within the London Borough of Southwark who has defined it as an important development opportunity in the context of its plans for the regeneration of the wider Elephant and Castle area. 7 The site currently contains a range of business and other uses including offices, workshops, a dance academy, a Baptist Chapel, the Institute of Optometry a café and a car repair/car wash/car retail business. The application site excludes the adjoining railway arches. page 2 8 Two London Underground stations are accessible from the site with Northern Line services available at Borough station (approximately 480m to the north-east) and Bakerloo line services at Elephant and Castle Station (approximately 490m to the south-west) which also provides Northern Line services. Elephant and Castle also has National Rail (Thameslink) services providing connections including Central London, St. Albans, Bedford, Luton, Sevenoaks and Wimbledon. There are also numerous bus routes within walking distance of the site which serve a wide variety of destinations in central and greater London. The site has a public transport accessibility level (PTAL) of 6b (on a scale of 1-6 where 6 is the highest). Details of the proposal 9 The application seeks full planning permission to redevelop the site for a mixed use redevelopment. It would include 529 residential units, office, retail and community uses and leisure space for the Ministry of Sound night club. Case history 10 GLA officers reviewed the proposal at pre-application stage where principle of the mixed use residential led development was strongly supported. Issues relating to the layout and site permeability, housing, design, inclusive design, energy, noise, air quality and transport required further consideration. Strategic planning issues and relevant policies and guidance 11 The relevant issues and corresponding policies are as follows: Principle of development London Plan Housing and affordable housing London Plan; Housing SPG; Housing Strategy; Shaping Neighbourhoods: Play and Informal Recreation SPG; Shaping Neighbourhoods: Character and Context SPG Heritage London Plan; World Heritage Sites SPG Tall buildings/views London Plan, London View Management Framework SPG Urban design London Plan; Shaping Neighbourhoods: Character and Context SPG; Housing SPG; Shaping Neighbourhoods: Play and Informal Recreation SPG Inclusive design 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; the Mayor’s Ambient Noise Strategy; the Mayor’s Air Quality Strategy Transport London Plan; the Mayor’s Transport Strategy 12 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, the ‘saved’ Policies of the 2007 Unitary Development Plan and the London Plan (Consolidated with Alterations since 2011). 13 The following are also relevant material considerations: The National Planning Policy Framework, Technical Guide to the National Planning Policy Framework and National Planning Practice Guidance. page 3 The Elephant and Castle Supplementary Planning Document and Opportunity Area Planning Framework, (March 2012). Draft New Southwark Plan. Principle of development 14 The site is within the Elephant and Castle Opportunity Area identified in the London Plan which aims to develop an indicative employment capacity of 5,000 new jobs and 5,000 new homes. The Elephant and Castle SPD/OAPF, places the site within the future ‘Enterprise Quarter’ of the Opportunity Area where the main priorities are to: continue to support the economic and business function of the area ensure that development opportunities provide opportunities for existing and future SME businesses promote active uses at ground floor, particularly on Newington Causeway and London Road promote the redevelopment or refurbishment of underused land and buildings such as Newington Triangle and Eileen House for a more consistent landscape promote a community campus in the heart of the Enterprise Quarter provide active frontages wherever possible transform the environment around Keyworth Street, Ontario Street, Thomas Doyle Street creating traffic free public spaces improve the public realm to key gateways into the university reinforce the character of main roads through tree planting and public realm improvements improve linkages into neighbouring areas and join up with existing programmes create new links through areas that integrate with existing public spaces reinforce heritage of the area particularly around St George’s Circus Enable a cluster of tall buildings on Newington Causeway, heights with diminishing moving northwards along Newington Causeway 15 The site has therefore been specifically identified for a residential lead mixed use development, which improves pedestrian movement around the site and includes a public open space. Housing 16 The strategic development principle for the site being developed including residential units is in line with the requirements of London Plan Policy 3.3 which seeks increased housing supply and Policy 3.4 which seeks to optimise housing potential. It would assist in reaching Southwark’s London Plan housing target of 27,362 homes within the plan period, and the Opportunity Area homes target and is welcomed. Commercial 17 The scheme proposes nearly 10,000 sq. m of B1 office space in addition to 167 sq.m of retail space and 2,029 sq.m of flexible A1-A3, B1 and D1 space. This would assist in job creation on the site, in line with the Opportunity Area aspirations. The site is also located within the Central Activities Zone (CAZ) which constitutes the strategic location for commercial and leisure activities. The provision of commercial floorspace and the job creation associated with it would be a welcome addition to the CAZ.
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