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Land Bounded by Borough Road, Newington Causeway and Railway Viaduct

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Land Bounded by Borough Road, Newington Causeway and Railway Viaduct Briefing for TNRA committee on planning application 14-AP-3130 Borough Triangle - land bounded by Borough Road, Newington Causeway and railway viaduct 02.02.15 Adam Towle Application for: 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 - +123.850 AOD) providing 529 residential units (Class C3), 9,950.5sqm of office use (Class B1), 167sqm of retail use (Class A1-A3), 2,029sqm flexible use (Class A1-A3, B1 or D1), 4,072sqm of 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. http://planningonline.southwark.gov.uk/AcolNetCGI.exe?ACTION=UNWRAP&RIPNAME=Root .PgeDocs&TheSystemkey=9556404 Selected comments from Conservation Areas Advisory Group held on Monday 19 January 2015. 1. The scheme was thought to be generally “pretty grim”: heavy, dominant and oppressive and lacking character and variety of architectural treatment. 2. It was noted that the towers lie in a “gateway“ and “transitional” zone outside the actual area designated for high buildings in the council’s E&C SPD tall buildings strategy and in the current Southwark Plan. 3. The height of the towers was thought excessive but, if towers of the height proposed are acceptable to Southwark, then the set-back siting of the two southern towers was considered appropriate. 4. Concern was expressed regarding the impact of the proposed high buildings on the Trinity Church Square and Borough High Street Conservation areas given they do not enhance the setting and views out of these Conservation Areas contrary to Southwark’s tall buildings policy. (Local plan policy 3.18) This would form part of an unfortunate cumulative impact that development of high buildings is having on CA’s in the borough. 5. The proposed block at the northern apex of the triangular site was thought to be “monstrous” and particularly unfortunate, because of its height, its crude shape, its bland repetitive facades and its relationship with the adjoining IPSOS Mori building on Borough Road. The mass and shape of the block and its junction of this with the cliff- like flank suddenly rising beside the IPSOS building was very strongly criticised. 6. The impact of the scheme, and this corner block in particular, on both the law court buildings on the other side of Newington Causeway and on the old hat factory building in Borough Road (both listed) was thought very unfortunate. 7. The planned loss of two of the existing buildings of character, heritage merit and architectural value on the site was deeply regretted. These are the Institute of Optometry building at the south end of the Newington Causeway frontage and the School of Musical Theatre (formerly an Institute for the Blind) on the Borough Road frontage. Both are identified as of heritage merit in the E&C SDP and the latter in Cherry & Pevsner’s South London Guide. 8. Retention of these buildings would help address the blandness of the proposed scheme and retain some of the history and character of the area. The whole buildings should be retained, not just their facades. 9. The loss of the nice, but isolated, Georgian house and café at 38 Newington Causeway (also identified as of heritage merit in the E&C SDP) was unfortunate. Its retention would help counteract the blandness of the present proposal. In the circumstances it seemed strange that the Top Pizza and Sapore buildings on Borough Road are to remain. 10. Use of more than one architect to develop the designs of the new buildings could produce a more varied and less dull and monolithic scheme. 11. The importance of acknowledging the long-term possibility of the routeway beside the rail viaduct becoming a part of a pedestrian and cycle route between Bankside and the E&C and beyond should be recognised by the development and landscape proposals along this south edge of the site should acknowledge and encourage this. 12. Schemes of this size should incorporate works to both sides of the streets surrounding them. In this instance, general improvements to signs, lighting and pavements and replacement of tree planning to restore their original boulevard character is needed. 13. The new buildings require sensitive design with more relief, a finer grain and texture, high quality of materials and smaller elements. 14. Balconies to add interest, articulation and an opportunity for the introduction of some greenery were called for. 15. Adoption and application of a green roof policy was called for. 16. The juxtaposition of a Ministry of Sound building with a large number of dwellings was noted with concern. Interest in arrangements to avoid conflict and nuisance from party leavers was expressed. It was hoped that the building would include daytime public use that would avoid a dead frontage to Borough Road during the day. Appendix Location plan Proposed site plan, showing Ministry of Sound location and two octagonal towers Proposed scheme visualisation, looking along Newington Causeway/Borough Rd Proposed scheme impact on TCS The top of the Development would be visible behind the roofline of Nos.1-15 Trinity Church Square. The consented Eileen House would also rise above the roofline of the terrace by an equivalent amount. .
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