Sampson House

SAMPSON HOUSE PLANNING APPLICATION MAY 2018 PLANNING STATEMENT SAMPSON HOUSE LIMITED TEAM CLIENT FIRE ENGINEER SAMPSON HOUSE LIMITED JGA FIRE ENGINEERING PLANNING CONSULTANT FACADE ENGINEER DP9 THORNTON TOMASETTI PROJECT MANAGER LANDSCAPE ARCHITECTS GARDINER & THEOBALD GILLESPIES ARCHITECT TRANSPORT ENGINEER PLP ARCHITECTURE / MAKE ARCHITECTS WSP GROUP / CLEWLOW CONSULTING DAYLIGHT & SUNLIGHT CONSULTANT ACCESS CONSULTANT GORDON INGRAM ASSOCIATES JANE SIMPSON ACCESS RESIDENTIAL AGENT TOWNSCAPE CONSULTANT KNIGHT FRANK LLP TAVERNOR CONSULTANCY AFFORDABLE HOUSING CONSULTANT VISUALISATION SERVICE DS2 MILLER HARE STRUCTURE ENGINEER ENVIRONMENTAL CONSULTANT AKT II TRIUM ENVIRONMENTAL CONSULTING SERVICES ENGINEER PUBLIC RELATIONS SWECO KANDA CONSULTING CONTENTS 1 INTRODUCTION 2 2 SITE AND SURROUNDING AREA 4 3 THE DEVELOPMENT 7 4 PLANNING HISTORY 11 5 CONSULTATION 12 6 PLANNING POLICY FRAMEWORK 14 7 PRINCIPLE OF DEVELOPMENT 17 8 LAND USE 20 9 DESIGN AND TALL BUILDINGS 25 10 HERITAGE 31 11 TRANSPORT AND ACCESS 32 12 ENVIRONMENTAL CONSIDERATIONS 34 13 PLANNING OBLIGATIONS, S106 AGREEMENT AND COMMUNITY INFRASTRUCTURE LEVY 38 14 CONCLUSIONS 43 1 1.0 INTRODUCTION 1.1 This Statement is submitted on behalf of Sampson House Limited (hereafter referred to as ‘the Applicant’) to support an application for full planning permission at Sampson House, 64 Hopton Street, London, SE1 9JH (the ‘site’). 1.2 Full planning permission is sought for: “Redevelopment of the site and the construction of mixed use development totaling 86,737sqm GEA comprising 341 units (Use Class C3), 8,453sqm (GEA) office floorspace (Use Class B1), 1,527sqm (GEA) retail (Use Classes A1-A4) floorspace, 935sqm (GEA) of cultural floorspace (Use Classes D1/D2), 16,895sqm (GEA) of Hotel (Use Class C1) alongside new open space, reconfigured vehicular and pedestrian access and works to the public highway with associated works including landscaping and basement car park for 107 cars (including 29 disabled car parking spaces), plus servicing, plant areas and works associated and ancillary to the proposed development.” 1.3 This Statement has been prepared by DP9 Limited and details the planning case for the proposed development. It assesses the development in the context of adopted and emerging planning policy and guidance at national, regional and local levels and within the context of the site’s planning history. This Planning Statement should be read in conjunction with the following documentation submitted to accompany the planning application: • Planning Application Form prepared by DP9 Ltd; • Community Infrastructure Levy (CIL) – Planning Application Additional Information Requirement Form, completed by the Applicant; • Architectural Drawings prepared by PLP Architecture and Make; • Design and Access Statement prepared by PLP Architecture and Make; • Landscape and Public Realm Statement prepared by Gillespies; • Environmental Statement Volumes I, II and III prepared by Trium; • Environmental Statement Non-Technical Summary prepared by Trium; • Townscape, Conservation and Visual Impact Assessment prepared by Miller Hare; • Daylight and Sunlight Amenity within the Site prepared by GIA; • Daylight and Sunlight Impacts on Neighbours prepared by GIA; • Transport Assessment prepared by WSP, which includes as appendices: o Framework Travel Plan o Construction Logistics Plan prepared by WSP o Delivery and Servicing Management Plan • Waste Management Strategy prepared by WSP; • Energy and Sustainability Statement prepared by Sweco; • Statement of Community Involvement prepared by Kanda Consulting; • Desk Based Archaeological Assessment prepared by MOLA; • Basement Impact Assessment prepared by AKT II; • Flood Risk Assessment prepared by AKT II; • Drainage Strategy Report prepared by AKT II; and • Affordable Housing Statement prepared by DS2. 2 1.4 This Planning Statement is structured as follows: • Chapter 2: Site and Surrounding Area; • Chapter 3: The Development; • Chapter 4: Planning History; • Chapter 5: Consultation; • Chapter 6: Planning Policy Framework; • Chapter 7: Principle of Development; • Chapter 8: Land Use; • Chapter 9: Design and Tall Buildings; • Chapter 10: Heritage; • Chapter 11: Transport and Access; • Chapter 12: Environmental Considerations; • Chapter 13: Planning Obligations, S106 Agreement and Community Infrastructure Levy; and • Chapter 14: Conclusions. 1.5 The Development represents a significant opportunity to regenerate this prominent site and has been developed following comprehensive consultation with Southwark Council, other statutory consultees and has been subject to extensive public consultation. 3 2.0 SITE AND SURROUNDING AREA 2.1 The site is located in the London Borough of Southwark and comprises Sampson House, 64 Hopton Street. Extending to 1.01ha, the site is bound by the River Thames walkway, Blackfriars Station (southern entrance) to the north, Hopton Street to the east, Southwark Street to the south-west and what was the former Ludgate House (which was recently demolished) to the west. Figure 1: Site Location 2.2 Sampson House was built in 1979 and comprises 56,887sqm (GEA) over two basements, ground and seven upper floors. The building was built as a cheque clearing centre for Lloyds Bank and is currently used as a data centre and disaster recovery centre / facility for IBM with a low number of people employed at the site. The existing building is due to be demolished in Autumn 2018 under the extant planning permission (see Chapter 4 of this Planning Statement). 4 Figure 2: Aerial Image of Ludgate House (left) and Sampson House (right) 2.3 The site falls within the Cathedrals Ward, a large prominent ward to the northwest of the Borough which contains significant landmarks such as Southwark Cathedral, St. George’s Cathedral, Tate Modern and 1 Blackfriars Road. 2.4 The site is not within a conservation area, nor does it comprise any listed buildings. However, there are a number of listed buildings within the immediate and wider context of the site as listed below: 1) 1-21 Hopton Street, Hopton’s Almshouses at Hopton Gardens – Grade II*; 2) 61 Hopton Street and attached railing – Grade II; 3) 124 & 126 Southwark Street – Grade II; 4) 97 Southwark Street – Grade II; 5) 99 Southwark Street – Grade II; 6) 89 Southwark Street – Grade II; 7) 1 Stamford Street – Grade II; 8) 3 Stamford Street – Grade II; 9) Christchurch, Blackfriars Road – Grade II; 10) Christchurch Garden drinking fountain – Grade II; 11) 1, 2 & 3 Paris Gardens – Grade II; 12) 15, 16 & 17 Hatfields – Grade II; 13) Old Blackfriars Railway Bridge abutment – Grade II; 14) Blackfriars Bridge – Grade II; 15) Portico of the Unitarian Chapel, Stamford Street - Grade II; 16) Rochester House, 43-44 Dolben Street - Grade II; 17) The London Nautical School, 61 Stamford Street - Grade II; and 18) 63 Stamford Street - Grade II. 5 The Surrounding Area 2.5 The Riverside Walk to the north of the site provides pedestrian links to numerous cultural attractions on the South Bank including the County Hall, the London Eye and the Southbank Centre to the west and the Tate Modern, Globe Theatre and Butlers Wharf to the east. 2.6 To the east of Sampson House is Hopton Street beyond which there are several buildings in both residential and commercial use. To the north-east is Falcon Point, a 6-storey residential building with retail units at ground floor which also fronts onto the River Thames and an area of public open space called Falcon Point Piazza. On the eastern side of Hopton Street are several buildings in residential and commercial uses ranging in height from 2 to 12 storeys including Bankside Lofts (a residential development ranging in height from 5 to 12 storeys). The two storey 61 Hopton Street is Grade II listed and to the south east is the Hopton’s Armhouses, which are Grade II* listed. Transport 2.7 The area benefits from excellent transport links and benefits from the highest possible Public Transport Accessibility Level (PTAL) rating 6b (on a scale where 1 is poor and 6b is excellent). 2.8 To the north of the site is the ticket hall for Blackfriars station which provides both overground and underground (District and Circle) lines. In addition to Blackfriars Station, Southwark Station (Jubilee line) is 360m from the site and Waterloo Station is within ten minutes walking distance, which also offers connections to National Rail and London underground services. Furthermore, Southwark Station is less than 5 minutes walk and London Bridge Station is less than 15 minutes walk. 2.9 In terms of road connections, one of the city’s main arterial routes (A201 Blackfriars Road to the west) which has multiple bus services is adjacent to the site. The site is also well served by both bus routes and cycle routes, including Cycle Superhighway route 6 along Blackfriars Road. 6 3.0 THE DEVELOPMENT 3.1 The proposed development will comprise the erection of 5 new buildings – SH4, SH5, SH7, SH8 and SH9 – which will range in height from 6 storeys to 34 storeys and create a total of 86,737sqm (GEA) of residential, retail, office, hotel and cultural floorspace. Figure 3: Layout of the Site (including consented Ludgate House) Land Use 3.2 The proposed development is for a mixed-use scheme comprising a quantum of floorspace under the following land uses: GEA (sqm) GIA (sqm) Residential (C3) 44,375 41,081 Office (B1) 8,453 8,054 Hotel (C1) 16,895 16,254 Retail (A1-A4) 1,527 1,436 Cultural Use (D1 / D2) 935 904 Parking, Plant and Storage 14,552 14,284 Total 86,737 82,016 Table 1: Proposed Land Use 7 3.3 The proposed development will provide 341 private and affordable residential units in buildings SH4, SH5, SH7 and SH8. The proposed mix is set out below: Number of Units % Studio 24 7 1 Bed Unit 90 26.4 2 Bed Unit 190 55.7 3 Bed Unit 35 10.3 4+ Bed Unit 2 0.6 Total 341 100 Table 2: Proposed Unit Mix 3.4 Taking each of the proposed buildings in turn - which are described in more detail in the accompanying Design and Access Statement – a summary of them is provided below.

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