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

1.0 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.

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.

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).

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.

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.

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

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.

Sampson House 4 (SH4)

3.5 Located to the north of the site and fronting onto the river walkway and the River Thames, SH4 is a 20-storey building (79.45m AOD) which comprises 74 residential units, plus 200sqm (GEA) of retail floorspace on the ground floor which faces onto the proposed ‘Cultural Square’ and the river.

3.6 In addition to the proposed retail floorspace, the ground floor also provides the residential entrance and amenity space facing Hopton Street and Hopton Gardens. At levels 1 to 19, a mix of one to four bedroom apartments are proposed and at level 20, a communal residents garden and lawn, including garden room and communal amenity space will be provided.

3.7 In terms of materiality, SH4 will be clad in two contrasting metals with the outer surface comprising stainless steel which has been selected for its robust self-finished material that remains consistent over time. On the inner surface, the proposed recessed metal panel will be a warm contrasting metal which has the ability to change over time, dulling where it is exposed and becoming polished where frequently touched.

Sampson House 5 (SH5)

3.8 Located to the south of SH4, Sampson House 5 is the tallest building on the site at 34 storeys (123.9m AOD) and will provide a mix of uses; retail, residential and a hotel.

3.9 At ground floor level, 197sqm (GIA) of retail space will be provided, along with entrance lobbies for both the hotel and residential units at upper floors.

3.10 The proposed 5* hotel will occupy levels 1 to 16 and will provide the following:

• Associated ancillary facilities from levels 1 to 3 (including mezzanine) which includes function spaces, bar / dining areas, meeting room, fitness and spa treatment rooms; • 126 hotel rooms and suites at levels 4 to 14; and • Bar / dining space at levels 15 and 16 which is available to both hotel guests and members of the public.

3.11 In addition to the hotel, SH5 at levels 17 to 30 will provide 61 residential units and comprise a mix of 1, 2 and 3 bed units, with either private balconies or winter gardens which vary in size from 5.1sqm to 10sqm. All units meet or exceed the London Housing Design Guide’s standards and there are no single aspect north facing units.

3.12 In terms of the proposed architecture, the building will establish a legible character which expresses the proposed mixed use of the building and industrial history of the site. This will be achieved through the use of protruding horizontal spandrels on every other floor, which introduces more horizontal expression into the overall vertical reading principal of the building. Contributing to this is the proposed materials which will comprise a bronze copper textured material, plus metallic minerals on the façade which will form a patina layer and create the appearance of gradual fading over time; referencing the surrounding post-industrial context.

Sampson House 7 (SH7)

3.13 Comprising a 30 storey (107.9m AOD) building, SH7 is situated in the southern part of the Sampson House site, adjoining the Viaduct Arches to the west and SH5 to the north. At the ground floor, 347sqm of retail floorspace will be provided with the remainder of the building comprising 184 residential units with a mix of 1, 2 and 3 bed units from levels 1 to 29.

3.14 All apartments feature private balconies or winter gardens ranging from 5sqm to 13sqm and external communal amenity decks are provided on levels 1 and 8.

3.15 SH7 is the second tallest building on the site and has been designed to continue the transition from SH5 to the lower context buildings that surround it to the north and east. The proposed design comprises an upper cuboid – similar to that of SH5 – with staggered, chamfered solid panel arranged in a double height façade whilst at the lower levels, the massing has been designed to continue the transition from a tower function to a neighbourhood function at ground floor.

3.16 In terms of materiality, SH7 will be clad in a cast stone masonry façade, which will be granular in texture rather than a polished service. This will again seek to reflect the industrial character of the surrounding site.

Sampson House 8 (SH8)

3.17 Located along Hopton Street and sitting north of SH9, proposed building SH8 comprises 7 storeys (28.9m AOD) of residential accommodation which will deliver 22 affordable units, comprising a mix of 1, 2 and 3 bed apartments at levels 1 to 7. Retail floorspace will be provided at ground floor level and a communal terrace for residents will be provided on the rooftop.

3.18 With a similar façade expression to the base of SH7, the façade of SH8 continues the cluster tower transition to the lower surrounding buildings. The materiality of the building – which comprises a mix of contrasting materials, layered brick work and dark metals – is composed of a double height simple grid system, with recessed balconies which enrich the depth of the façade, animating the Hopton Street and Hopton Garden frontage.

Sampson House 9 (SH9)

3.19 SH9 is an 8 storey (42.2m AOD) building comprising commercial B1 floorspace. It is located at the southern end of the Sampson House site which adjoins the Viaduct Arches and The Low Line public route to the west, Southwark Street to the south and 144 Hopton Street to the west.

3.20 The building forms a mid-rise office cluster at the junction of Blackfriars Road and Stamford and Southwark Streets. The building also flanks Hopton Street where it continues a street wall of much lower height.

3.21 In terms of materiality, the façade is made up of a timber grid which is encompassed in a glass curtain wall façade system, which, given the high visibility of the building, will provide a human scaled streetscape.

Public Realm

3.22 In addition to the five buildings proposed, the development seeks to provide an enhanced public realm and cultural space; the latter being located within the basement of the site which can be accessed via the Cultural Square at ground floor level or from entrance lobby of SH5.

3.23 With regards to the public realm, the proposed development will deliver five key new character areas at ground floor level. Full details of these areas can be found within the accompanying Design and Access Statement and Landscape Design Statement prepared by Gillespies. However, a summary is provided below:

1) The Cultural Square: provides the principal civic space for the development and is located between SH5, the railway viaduct, SH4 and Blackfriars Station. The space is intended to be a lively space where residents, workers and visitors can converge;

2) Hopton Garden: this space is central to the scheme and provides two overlapping spaces that wrap around the southern and eastern facades of SH5 and will provide a local verdant greenspace which fronts onto Hopton Street;

3) Hopton Yard: located between SH7, SH8 and SH5, this space is in contrast to Hopton Garden and is a hard-urban space which will form both a destination and transitional space between Hopton Street and the arches and passageways along and through the viaduct. Enclosed by a retail colonnade to the south of SH7 and SH8 and food and beverage (Use Class A1-A4) to the north and west within the hotel and viaduct respectively, the yard will provide a pocket park, a shared surface environment which serves as the arrival court at the entrance of the proposed hotel and a hard-landscaped open space which will allow spill out areas for the surrounding cafes;

4) The Low Line: located between the Stamford Street route and the Central Square, the central nature of this route will make use of the viaduct fabric itself and will form an open- air colonnade, revealing its sculptural and volumetric qualities of the arches; and

5) Hopton Street: respecting the principles set out in the extant planning permission which changes the traffic direction from two-way to one-way along Hopton Street, the proposals as part of this scheme will maintain this, but will bring enhancements such as new tree planting, reduced carriageway width, on-street car parking and spaces for cycle hire docking stations, along with Sheffield Stands for cyclists.

4.0 PLANNING HISTORY

4.1 The following summarises the most recent planning history for the site:

1. 12/AP/3940: Demolition of existing buildings and the construction of a mixed use development totalling 144,622 sq.metres GEA comprising 489 flats (Class C3), 45,378 sqm (including basement) of offices (Class B1), 2,627sqm of retail (Classes A1-A5), 1,969sqm of community uses (Class D1) and 1,014sqm of gym (Class D2). New open space including formation of two new east-west routes, new public square, reconfigured vehicular and pedestrian access and works to the public highway with associated works including landscaping and basement car park for 200 cars (including 54 disabled car parking spaces) plus servicing and plant areas. Change of use of the railway arches from a nightclub to retail, gym and community uses. Configuration of the toilet block for retail uses and toilets. The development contains of 9 new buildings: Ludgate A: 13 storeys (62.08m AOD), Ludgate B: 49 storeys (169.60m AOD), Ludgate C: 15 storeys (73m AOD), Sampson A: 17 storeys (62.85m AOD), Sampson B: 31 storeys, (112.10m AOD), Sampson C: 27 storeys (98.30m AOD), Sampson D: 14 storeys (60.80m AOD), Sampson E: 5 storeys (24.6m AOD), Sampson F: 6 storeys (28.9m AOD). The application was approved on 28 March 2014

2. 16/AP/0088: Non-material amendment to 12/AP/3940 to amend the wording of Conditions 3, 4, 5, 6, 8, 9, 10, 11 and 12 to exclude ‘demolition’. Application was approved on 19 February 2016.

3. 16/AP/2806: Non-material amendment to 12/AP/3940 for the reorganisation of the residential layouts to create 29 additional units within the buildings on the Ludgate site, and a related reduction of 29 units from the Sampson House site (no increase to total no. of units) and alterations to the fenestration of the west and north elevations of block LH-B to incorporate winter gardens. Application was approved on 17th August 2016.

4. 16/AP/5060: Non-material amendment to 12/AP/3940 for alterations to the layout and extent of the basement area. Approved 19 January 2017.

5. 17/AP/2286: Minor-material amendment for the variation of condition 2 attached to 12/AP/3940 to allow for amendments to two consented office buildings which comprise an additional 3 storeys to Ludgate C with design changes and a reduction of 7 storeys to Sampson D, with design changes. Application was approved on 23 November 2017.

4.2 In addition to the above, and following the discharge of relevant pre-commencement conditions to allow works on-site, an application for a certificate of lawfulness of existing use or development was submitted on 1st February 2017 which sought confirmation that the proposed development consented under 12/AP/3940 had been lawfully implemented (application ref: 17/AP/0383).

4.3 A decision notice dated 29 March 2017 subsequently confirmed that the works carried out during the period October 2016 and December 2016 had lawfully implemented the permission.

4.4 Planning permission 12/AP/3940 is therefore an extant planning permission (as amended by 17/AP/2286) for both Ludgate House and Sampson House.

5.0 CONSULTATION

5.1 This Section should be read in conjunction with the Statement of Community Involvement, which accompanies the Planning Application and explains the public consultation that has been carried out during the pre-application stage. This Section provides an overview of the formal pre-application process with the Local Planning Authority, other statutory bodies and other stakeholders.

Mayoral Referral

5.2 The application is referrable to the Greater London Authority (GLA) as it exceeds the relevant thresholds set out in the Town and Country Planning (Mayor of London) Order 2008 (as amended). Accordingly, the GLA has been involved in formal pre-application discussions with the Applicant and the Council.

Pre-Application Discussions

5.3 An extensive programme of consultation has been undertaken during the evolution of the Development. Consultation has been undertaken with Officers at Southwark Council, the Greater London Authority and TfL.

5.4 Formal pre-application discussions have been held with planning, design and transport officers at LBS on proposals for the revised massing and the introduction of a hotel on the site since late 2017. The meetings have focused on a range of topics including, but not limited to:

• The principle of development and land uses, including the introduction of a hotel; • Design and massing, townscape, strategic and local views; • Affordable housing; • Transport, accessibility, parking and servicing; and • Public realm and landscaping.

Public and Stakeholder Consultation

5.5 An extensive process of consultation has also been undertaken to initiate a dialogue between the Application and key stakeholders and the local community in order to understand their objectives, aspirations and expectations. The Applicant appointed a specialist public relations agency to manage the community consultation process.

5.6 Invitations were sent and meetings were offered to local stakeholders, including ward councillors for Cathedrals Ward. Invitations were sent to the following stakeholders:

• Cllr Peter John (Leader) • Cllr Maria Linforth-Hall (Vice Chair Planning Sub Committee B) • Cllr Adele Morris (Planning Committee) • Cllr David Noakes (Planning Sub Committee A) • Neil Coyle (MP, Bermondsey & Old Southwark) • Southbank Employers Group - Nic Durston (Chief Exec) • Better Bankside and Bankside Urban Forest/Tate - Donald Hyslop (Chair) • Bankside Residents Forum Planning Group – Amir Eden (Chair) • Coin Street Builders - Scott Rice (Chair) • Bankside Open Spaces Trust - Tim Wood (Chair) • Waterloo Community Development Group - Michael Ball

• Southbank Forum - Neil Coyle and Kate Hoey (joint chairs) • Falcon Point Tenant Management Organisation - Hazel Tasker • Bankside Residents for Appropriate Development - Jane Levi (secretary) • St Saviours Housing - Jude Leighton (Head of Housing) • St Saviours Housing - Martyn Craddock (Chief Executive)

5.7 Two public exhibition events were held to present the proposals to the public on 20th and 23rd February 2018 and 17th April 2018. These were attended by a total of 107 people, following the issue of 738 invites to local addresses.

5.8 Further details and an analysis of the consultation undertaken can be found within the Statement of Community Involvement prepared by Kanda Consulting, which accompanies this planning application.

6.0 PLANNING POLICY FRAMEWORK

6.1 The purpose of this Chapter is to identify the key national, regional and local planning policy and guidance relevant to the determination of the application for the Development, against which the proposals have been considered during design development. An analysis of the key policies and tests is included in the relevant sections below.

6.2 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning applications to be determined in accordance with the Development Plan, unless material considerations indicate otherwise.

6.3 The Development Plan for the Site comprises the following:

• The London Plan (consolidated with Alterations since 2011) (2016); • Southwark Council Core Strategy (April 2011); and • Saved polices of the Southwark Plan (April 2013).

6.4 In addition to the Development Plan, regard has been had to the following:

National Planning Policy and Guidance

• National Planning Policy Framework (2012); and • Planning Practice Guidance.

6.5 The Draft Revised National Planning Policy Framework was published in March 2018. The Draft Revised NPPF does not introduce any material changes to the adopted NPPF policies of relevance to this scheme and would in any event hold very limited weight given their draft status.

Regional Supplementary Planning Documents and Guidance

• Affordable Housing and Viability (August 2017); • Housing (March 2016); • Accessible London: Achieving an Inclusive Environment (October 2014); • The control of dust and emissions during construction and demolition (July 2014); • Sustainable Design and Construction (April 2014); • Use of planning obligations in the funding of Crossrail, and the Mayoral Community Infrastructure Levy (April 2013); • Informal Play and Recreation (September 2012); • London View Management Framework (March 2012); • Planning for Equality and Diversity in London (October 2007).

Local Supplementary Planning Documents and Guidance

• Affordable Housing SPD (2008); • Draft Affordable Housing SPD (2011) • Design and Access Statements SPD (2007); • Development Viability SPD (2016);

• Residential Design Standards SPD (2011 with 2015 technical update); • Section 106 and CIL SPD (2015); • Sustainability Assessments SPD (2007); • Sustainable Design and Construction SPD (2009); • Sustainable Transport SPD (2009).

Emerging Planning Policy

6.6 In addition to the adopted planning policy and guidance, regard has been given to emerging development plan policy. The most significant emerging policy documents are the draft New London Plan and the draft New Southwark Plan.

New Southwark Plan (NSP)

6.7 Whilst it is anticipated that the NSP will not be adopted by the Council in advance of the application being determined, it has been subject to extensive consultation. It is anticipated that an Examination in Public will be held in advance of the application being determined.

New London Plan (NLP)

6.8 The draft NLP was published for public consultation in December 2017 and it is anticipated that it will be adopted at the end of 2019. The Plan sets outs the strategic economic, environmental, transport and social framework for London over the next 20-25 years.

6.9 The draft NLP is at an early stage of production and has not been subject to an independent examination. Little weight can therefore be afforded to it although the Development is cognisant of the draft NLP requirements and the design has sought to respond to the emerging objectives where relevant.

Site Designations

6.10 The Site has the following designations at a regional and local level, as identified by LB Southwark’s adopted Policies Map (2016):

• Bankside, Borough, London Bridge Strategic Cultural Area; • Bankside, Borough and London Bridge Opportunity Area; • Borough, Bermondsey and Rivers Archaeological Priority Zone; • Thames Policy Area; • Central Activity Zone; • Air Quality Management Area; and • District Town Centre.

6.11 In addition to the above, the site is also included as one of the Blackfriars Road Site Allocations; NSP17 ‘Ludgate House and Sampson House, 64 Hopton Street’ within the Draft NSP (2017), which states that the site must:

• Provide new homes (C3); • Provide new employment floorspace (B class); • Provide active frontages with ground floor town centre uses (A1, A2, A3, A4, D1, D2) along Blackfriars Road;

• Provide new east-west green links connecting Blackfriars Road to Hopton Street, including a new cycle link; • Provide community and leisure uses (D1, D2) for the benefit of new residents and the existing local community; • Provide new open space of at least 15% of the site area.

7.0 POLICY ASSESSMENT: PRINCIPLE OF DEVELOPMENT

7.1 National planning policy is set out in the form of the National Planning Policy Framework (hereafter referred to as the NPPF) which was adopted on 27 March 2012. The NPPF establishes overarching principles of the planning system, including the requirement of the system, to ‘drive and support development’ and supports ‘approving development proposals that accord with the development plan without delay’.

7.2 At the heart of the NPPF is the presumption in favour of sustainable development “which should be seen as a golden thread running through both plan making and decision taking…”. It goes on to state that “All plans should be based upon and contain the presumption in favour of sustainable development as their starting point, with clear priorities that will guide how the presumption should be applied locally.”

7.3 The NPPF sets out key themes for achieving sustainable development, which include:

• Building a strong, competitive economy; • Delivering a wide choice of high quality homes; • Requiring good design; and • Promoting healthy communities.

7.4 The NPPF states that planning should proactively drive and support sustainable economic development to deliver the homes, business, infrastructure and thriving local places that the country needs. Every effort should be made objectively to identify and then meet the housing, business and other development needs of an area, and respond positively to wider opportunities for growth.

7.5 In addition, Section 6 of the NPPF requires the delivery of a wide choice of homes to widen opportunities for home ownership and create sustainable, inclusive and mixed communities. The NPPF states that housing applications should be considered in the context of the presumption in favour of sustainable development.

7.6 Furthermore, Paragraph 70 of the NPPF states that in order to deliver the social, recreational and cultural facilities and services the community needs, planning policies and decisions should: plan positively for the provision and use of shared space, community facilities (such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship) and other local services to enhance the sustainability of communities and residential environments.

7.7 The London Plan Spatial Development Strategy for Greater London Consolidated with Alterations Since 2011 (March 2016) (hereafter referred to as the ‘London Plan’ or ‘LP’), sets out a number of objectives for development throughout its policies, these are summarised below and seek to:

• Optimise residential and non-residential output and densities, provide necessary social and other infrastructure to sustain growth and… support wider regeneration in Opportunity Areas such as Bankside, Borough and London Bridge (Policy 2.13); • Promote mixed and balanced communities (Policy 3.9); • Promote and enable the continued development of a strong, sustainable and increasingly diverse economy across all parts of London (Policy 4.1);

• Support the management and mixed use development and redevelopment of office provision to improve London’s competitiveness (Policy 4.2); • Sustain and manage the attractions of Central Activities Zone (CAZ) as the world’s leading visitor destination (Policy 2.10); and • Support the continued success of London’s diverse range of arts, cultural, professional sporting and entertainment enterprises and the cultural, social and economic benefits that they offer to its residents, workers and visitors (Policy 4.6).

7.8 London Plan Table A1.1 ‘Opportunity Areas’ identifies the London Bridge, Borough and Bankside Opportunity Area (reference 21), as providing an employment capacity of 25,000 and should provide a minimum of 1,900 new homes. Policy 2.13 of the London Plan specifically relates to Opportunity and Intensification Areas. It states that development proposals within Opportunity Areas and Intensification Areas should:

“Seek to optimise residential and non-residential output and densities, provide necessary social and other infrastructure to sustain growth, and, where appropriate, contain a mix of uses; and contribute towards meeting (or where appropriate, exceeding) the minimum guidelines for housing and/or indicative estimates for employment capacity.”

Bankside, Borough and London Bridge

7.9 Bankside, Borough and London Bridge has long been identified as a significant opportunity for development by both regional and local strategic plans.

7.10 LBS’s adopted Core Strategy identifies Bankside, Borough and London Bridge as an Opportunity Area and Growth Area, acknowledging the aspiration to provide high quality office accommodation alongside world class retail, tourism, culture and entertainment facilities, public spaces and over 1,900 new homes and 665 affordable housing units.

7.11 In the draft NSP, the site now falls within the ‘Blackfriars Road Area’ (AV.03) which states that developments should increase the number of private and affordable homes, provide new employment space, provide new workspace, contribute towards the development of the Low Line and new public realm corridor, and provide more linkages overall.

7.12 In terms of the principle of development, there is currently an extant planning permission applicable to the site (Ref: 12/AP/3940) which covers both Ludgate House and Sampson House. This permission establishes the principle of a mixed-use development for residential, office and cultural uses.

7.13 In addition, the principle of redevelopment of Sampson House is established within the Draft NSP as site allocation NSP17. Whilst also including Ludgate House, the site allocation states that a mixed-use development comprising residential, employment and retail uses will be supported.

7.14 National policy, the London Plan and the adopted Core Strategy seek to optimise the potential to deliver a high-quality, high density mixed-use development which will make the best use of brownfield site in a highly accessible, central location and provide a significant number of new homes and jobs. The Development will also, in accordance with policy, provide a true mix of uses which comprise residential, retail, business, community and a hotel.

7.15 The principle of the Development therefore accords with the central theme of policy which seeks to deliver sustainable growth and is compliant with the Governments overarching

objectives for sustainable growth specifically Sections 1 and 6 of the NPPF and London Plan Policy 2.13.

7.16 In light of the above, the Development fully accords with current and emerging planning policy and guidance.

8.0 POLICY ASSESSMENT: LAND USE

Residential Accommodation

8.1 The principal use of development on the site is residential accommodation.

8.2 The adopted NPPF seeks to significantly boost the supply of housing, with Paragraph 49 stating that housing applications should be considered in the context of the presumption in favour of sustainable development.

8.3 Adopted LP Policy 3.3 recognises the pressing need for more homes in London with LP Policy 3.4 stating that “taking into account local context and character, the design principles in Chapter 7 and public transport capacity, development should optimise housing output for different types of location within the relevant density range…”

8.4 In terms of housing targets, Table 3.1 of the adopted LP sets out an annual housing target for each Borough; Southwark is required to provide 2,736 new homes per annum up to 2025. This target has been updated within the draft LP and sets an annualised target of 2,554 homes to be provided between 2019/20 and 2028/29 for those sites which are located within 800m of a tube station or rail station.

8.5 LP Policy 3.8 considered housing choices and seeks to ensure that “new developments offer a range of housing choices, in terms of the mix of housing sizes and types, taking account of the housing requirements of different groups and the changing roles of different sectors in meeting these.”

8.6 The principle of housing choice remains within the draft LP in Policy H12 but recognises that an appropriate mix of unit sizes should be determined based on a number of factors including the mix of uses in the schemes, aim to optimise housing potential on sites, nature and location of the site and the role of one and two bed units in freeing up family housing. The emerging policy also notes that higher proportion of one and two beds is generally more appropriate in central or urban locations and boroughs “should not prescribe dwelling size mix requirements (in terms of number of bedrooms) for market and intermediate homes.”

8.7 Southwark Council’s Core Strategy Policy 5 sets a target of 1,900 net new homes in the Bankside, Borough and London Bridge Opportunity Area. Strategic Policy 7 requires new developments to provide at least 60% 2 or more bedrooms with at least 20% of these with 3, 4 or 5 bedroom homes. Policy 7 also sets a maximum of 5% studio units and only for private housing.

8.8 As set out in Chapter 3 of this Planning Statement, the proposed development will provide a total of 341 residential units / 44,375 sqm residential floorspace (GEA). In addition – and as set out in Table 2 of this Planning Statement – the proposed development will deliver a mix of unit types comprising studios to 4 bed units; with at least 66.6% of these providing 2 or more bedrooms as required by policy.

8.9 The proposed development, which seeks to increase the number of residential units on site and contribute to housing supply in the Borough, is therefore considered to be compliant with both adopted and emerging London Plan policies, as well as local policies from LBS’s adopted Core Strategy.

Affordable Housing

8.10 The NPPF requires that where Local Planning Authorities identify a need for affordable housing, LPA’s should “set policies for meeting this need on site, unless off-site provision or a financial contribution of broadly equivalent value can be robustly justified and the agreed approach contributes to the objective of creating mixed and balanced communities.”

8.11 Adopted LP Policy 3.8 states that “Londoners should have a genuine choice of homes that they can afford and which meet their requirements for different sizes and types of dwellings in the highest quality environments.” In addition, adopted LP Policy 3.11 states that the Mayor will seek to maximise affordable housing provision and ensure that an average of at least 17,000 more affordable homes per year in London will be delivered over the term of this Plan.

8.12 In August 2017, the GLA adopted their ‘Homes for Londoners’ SPG which provides additional guidance on the provision of affordable housing set out in adopted LP Policies 3.9 (mixed and balanced communities), 3.11 (affordable housing targets) and 3.12 (negotiating affordable housing on individual private residential and mixed use developments).

8.13 The SPG represents the new Mayoral administration’s policy objectives in relation to the delivery of new homes, including affordable housing. The overarching objectives of the SPG are clear in seeking to enhance housing and economic opportunities for all persons across the capital. The SPG proposes the following guidance on existing policy:

• The Mayor will treat information submitted as part of, and in support of, a viability assessment transparently. In very exceptional circumstances, there may be legitimate reasons for keeping elements of viability information confidential; • To enable the delivery of more affordable homes the Mayor will make funding available to increase the proportion of affordable homes above that which is viable on a nil-grant basis. Funding will be available on a tariff basis, details of which are set out in the Mayor’s Homes for Londoners: Affordable Homes Programme 2016-21; and • The Mayor considers that the Existing Use Value (plus a premium) approach is usually the most appropriate approach to benchmark land value for planning purposes. Alternative approaches will only be considered in exceptional circumstances.

8.14 The SPG provides further guidance on the practical application, methodologies, and approach to site value, amongst others, for viability assessments. Furthermore, the SPG states that it “does not and cannot set a fixed affordable housing requirement.” However, it does set a threshold approach whereby schemes “meeting or exceeding 35% affordable housing without public subsidy, or 50% where on public land, without grant, can follow a ‘Fast Track Route

8.15 At a local level, LBS Core Strategy Strategic Policy 6 targets a minimum provision of 8,558 net affordable housing units between 2011 and 2026, with a minimum of 665 affordable housing units in the Bankside, Borough and London Bridge Opportunity Area between 2011 and 2026. The policy also notes that developments should provide as much affordable housing as is financially viable.

8.16 As described previously, the site benefits from an extant planning permission (12/AP/3940) which in 2014 secured a financial contribution towards the provision of off-site affordable housing of £35,480,043 in respect of Sampson House. This was in lieu of providing any affordable housing on-site.

8.17 Under the extant planning permission, Sampson House sought to deliver 232 residential units. The proposed scheme seeks to deliver a total of 341 residential units; an uplift of 109 units.

8.18 In terms of the affordable housing provision for the proposed development, the Applicant retains the commitment to pay the £35,480,043 secured in the S106 Agreement dated March 2014, but will also provide 37 affordable housing units on-site based on the proposed uplift of 109 units. This equates to 34% by unit and 46% based on habitable room.

8.19 The proposed development will also deliver a range of affordable housing products including social rented and intermediate housing. The affordable housing units will be ‘tenure blind’, meaning that there will be no outward difference between the market and affordable units, the latter of which will be located within the whole of SH8 and within the lower levels of SH7.

8.20 In light of the above, it is considered that the proposed development delivers an enhanced affordable housing provision for the site and the area, whilst also demonstrating that the Applicant is committed to delivering a level of affordable housing that is considered to be the maximum reasonable for the development. This is supported by the Affordable Housing Statement prepared by DS2 which accompanies this application.

Office Accommodation

8.21 Adopted LP Policy 4.2 supports “mixed use development and redevelopment of office provision to improve London’s competitiveness and to address the wider objectives of this Plan, including enhancing its varied attractions for businesses of different types and sizes including small and medium sized enterprises”.

8.22 In terms of emerging policy, Draft NLP Policy E1 supports the increase in the current stock of offices, noting that the unique agglomerations and dynamic clusters of world city businesses – including the CAZ – should be developed and promoted. Furthermore, the nationally and internationally significant office functions of the CAZ is recognised by Draft NLP Policy SD4, which also states that the intensification and provision of sufficient space to meet demand for a range of types and sizes should be supported.

8.23 At a local level, the adopted Southwark Plan in Strategic Policy 10 states that the Council will increase the number of jobs in Southwark and will protect existing business floorspace, whilst providing additional office floorspace in the CAZ and Strategic Cultural Locations; both of which the site fall within.

8.24 Policy P26 of the draft NSP states that for proposals within the CAZ, town centres and opportunity areas, development must retain or increase the amount of employment floorspace on-site. However, the policy does note that in exceptional circumstances the loss of employment floorspace in the CAZ and opportunity areas may be accepted.

8.25 As explained in Chapter 2 of this Planning Statement, the site currently comprises Sampson House which is c. 56,887sqm (GEA) of office floorspace. The demolition of this building – and therefore the loss of the existing office floorspace – will be carried out under the extant planning permission in the Autumn of 2018. The extant planning permission has therefore already established the acceptability and suitability for the loss of existing office space on this site with the committee report for the original permission stating the following:

“Whilst the building could be used as permanent office floorspace owing to being laid out as office suites, it is unlikely that there would be any commercial interest in the building, due to its

poor quality internal environment. The replacement provision of a total of four new office buildings on the site would provide for modern and efficient offices that could be suited to a variety of occupiers such as large scale multinationals but also small to medium enterprises. The replacement offices would also be modern, high quality and more efficiently laid out and thus would be more usable than the existing offices. It is therefore considered that the best efforts have been made to replace the offices, while balancing other development plan objectives such as providing for other town centre uses such as retail and housing.”

8.26 Since the original planning permission was granted, a S73 application was submitted in June 2017 which sought approval for the increase in height and creation of an additional 7,617sqm of B1 office space in Ludgate House C which, in order to keep the B1 floorspace areas neutral across the site, was netted off Sampson House D (now known as SH9). The application was approved in November 2017 (details included in Chapter 4 of this Planning Statement).

8.27 The proposed development will provide 8,453sqm (GEA) of B1 office accommodation which is an increase in B1 office floorspace when compared to the extant planning permission for Sampson House. Whilst it is recognised that the provision is less than the existing Sampson House – the principle of which has already been established as being acceptable - the proposed development will instead provide office space which is more useable and of a higher quality, appealing to more users and creating a more vibrant office space in the area.

8.28 In light of the above, the provision of office accommodation on the site accords with regional and local planning policies and is therefore considered to be acceptable.

Hotel

8.29 Adopted LP Policy 4.5 states that the Mayor will support London’s visitor economy and stimulate its growth taking into account the need of businesses as well as leisure visitors, seeking to improve the range and quality. The policy also notes that the Mayor will seek to achieve “40,000 net additional hotel bedrooms by 2036, of which at least 10% should be wheelchair accessible.” In terms of appropriate locations for the hotel, LP Policy 4.5 states that within the CAZ, hotel provision should be focused on its opportunity areas. Draft NLP Policy E10 maintains this.

8.30 At a local level, Strategic Policy 10 of the adopted LBS Core Strategy states that the Council will “allow the development of hotels within town centres, strategic cultural areas and places with good access to public transport services.”

8.31 As identified in Chapter 6, the proposed development is located within a District Town Centre and the Bankside, Borough, London Bridge Strategic Cultural Area. Furthermore, the site benefits from the highest PTAL rating, 6b.

8.32 In light of the above, the provision of a hotel on this location is compliant with planning policy and should therefore be supported.

Retail

8.33 One of the visions for LBS is to maintain a network of successful town centres which have a wide range of shops and facilities. Strategic Policy 3 of the adopted Core Strategy therefore states that in the Bankside and Borough District Town Centre (which the site falls within), the Council will “support the provision of new shopping space [and] should include both food and non-food space and aim to meet the needs of local residents, as well as visitors and businesses.”

8.34 In the draft NSP, Policy 30 expands upon Strategic Policy 3 by stating that development of town centres will be acceptable where the scale and nature is appropriate to the role and catchment of the centre, the development would not harm the amenity of surrounding occupiers or result in an overconcentration of uses that harm the character and the development provides an active use at ground floor in locations with high footfall.

8.35 The proposed development – as summarised within Chapter 3 of this Planning Statement and detailed within the accompanying Design and Access Statement – will provide 1,527sqm (GEA) of retail floorspace, comprising Use Classes A1-A4 which increases the total retail provision across both Ludgate House and Sampson House from 2,407sqm (GEA) to 3,485sqm; an increase of 1,078sqm (GEA) With retail uses being located at ground floor – save for SH5 where a restaurant is provided at levels 15 and 16 – the proposed development will provide an active use at ground floor and provide both food and non-food spaces; which, given the proximity to Blackfriars Station and the Tate, will benefit from high footfall and create a vibrant atmosphere and an attractive place to visit.

8.36 In light of the above, the proposed development – which seeks to increase the amount of retail floorspace on the site as per policy direction - complies with both adopted and emerging Southwark Plan policies and is therefore considered to be acceptable.

Cultural Uses

8.37 Local planning policy and the London Plan are both highly welcoming of the proposed cultural facilities within the Development.

8.38 The London Plan in Policy 4.5 advocates support for London’s visitor economy to stimulate its growth, and promoting and enhancing the special characteristics of major clusters of visitor attractions, particularly those identified in Strategic Cultural Areas

8.39 Policy 1.11 of the adopted Southwark Plan (Arts, Culture and Tourism Uses) supports the provision of these uses in Strategic Cultural Areas where the character of an area is not unacceptably compromised.

8.40 The Development is located within the Borough, Bankside and London Bridge Strategic Cultural Area and it is considered that the proposed cultural space (Use Class D1) would enrich the character and cultural offer of a site which currently contributes little in this prominent location.

8.41 The draft NSP continues this aspiration, supporting new developments within the Strategic Cultural Area which would provide cultural venues of strategic significance (Policy P43).

8.42 For the reasons above it is considered that the proposed cultural space would be welcomed by the Development Plan, and will form a key public benefit associated with the Development; making a positive and innovative new visitor attraction within the area.

9.0 POLICY ASSESSMENT: DESIGN AND TALL BUILDINGS

9.1 This Section of the Planning Statement assesses the Development against both design and tall building policies in the adopted London Plan (LP) and at local level. The assessment also makes reference to emerging policies in the draft New London Plan (NLP) and emerging New Southwark Plan (NSP). These policies are considered in the context of the tall buildings which have already been consented and now implemented and could be built out.

Design

9.2 The NPPF states that good design is a key aspect of sustainable development indivisible from good planning, and should contribute positively to making places better for people. Planning policies and decisions should not attempt to impose architectural styles of particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to conform to certain development forms or styles. However, it is proper to seek to promote or reinforce local distinctiveness.

9.3 Paragraph 63 states that in determining applications, great weight should be given to outstanding innovative designs which help raise the standard of design generally in the area.

9.4 Adopted LP Policy 7.41 requires development to have regard to the form, function, and structure of an area as well as the scale, mass, and orientation of surrounding buildings. Development should improve an area’s visual or physical connection with natural features, and in areas where the character is poor or ill-defined, development should build on positive elements and enhance the overall character. Proposals for buildings should provide a high- quality design response with regard to existing spaces in terms of orientation, scale, proportion, and mass, that contributes positively to the relationship between urban and natural features, creates a positive relationship with street level activity, allows existing buildings that make a positive contribution to the area to continue to influence that character, and is informed by the surrounding historic environment.

9.5 Furthermore, adopted LP Policy 7.62 states that architecture should make a positive contribution to the public realm, streetscape, and wider cityscape and incorporate the highest quality materials with a context appropriate design. Buildings and structures should be of a proportion, composition, scale and orientation that enhances and activates the public realm, comprise of details and materials that complement the local character, not cause unacceptable harm to the amenity of surrounding buildings, incorporate sustainability measures, provide high quality spaces, be adaptable to different land uses, and optimise the site potential.

9.6 At a local level, adopted CS Policy 123 states that development will achieve the “highest possible standards of design for buildings and public spaces…” and this will be achieved by carefully managing the design of development in the Thames Policy Area, as well as making sure that the height and design of development conserves and enhances strategic views and is

1 Note: The principle of this policy is retained by Policy D1 of the Draft New London Plan (December 2017) which is currently out for consultation. The proposed development would therefore be compliant should this policy be adopted. 2 The principle of this policy is retained by Policy D1 of the Draft New London Plan (December 2017) which is currently out for consultation. The proposed development would therefore be compliant should this policy be adopted. 3 The principle of the adopted policy is retained and enhanced by draft New Southwark Plan Policy P12.

appropriate to the context, plus requiring tall buildings to have an exemplary standard of design. The principle of the adopted policy is retained and enhanced by draft NSP Policy P12.

Tall Buildings

9.7 The principle of a tall building in this location is supported by adopted LP Policy 7.7, which requires tall buildings to be generally limited to sites within the CAZ, Opportunity Areas, areas of intensification or town centres, that have good access to public transport. The policy sets out the following criterion when assessing a Site’s suitability for a tall building:

Tall buildings should:

a) generally be limited to sites in the Central Activity Zone, opportunity areas, areas of intensification or town centres that have good access to public transport b) only be considered in areas whose character would not be affected adversely by the scale, mass or bulk of a tall or large building c) relate well to the form, proportion, composition, scale and character of surrounding buildings, urban grain and public realm (including landscape features), particularly at street level; d) individually or as a group, improve the legibility of an area, by emphasising a point of civic or visual significance where appropriate, and enhance the skyline and image of London

e) incorporate the highest standards of architecture and materials, including sustainable design and construction practices f) have ground floor activities that provide a positive relationship to the surrounding streets g) contribute to improving the permeability of the site and wider area, where possible; h) incorporate publicly accessible areas on the upper floors, where appropriate; i) make a significant contribution to local regeneration.

9.8 Each of these points is dealt with in turn below:

a) generally be limited to sites in the Central Activity Zone, opportunity areas, areas of intensification or town centres that have good access to public transport.

9.9 The Site is located in the Central Activity Zone and within the Bankside, Borough and London Bridge Opportunity Area. Furthermore, the Site is located in very close proximity to the entrance of Blackfriars Station, which as stated previously, is a well-connected and busy station. The Site also benefits from the highest PTAL rating of 6b, excellent.

9.10 The Borough, Bankside and London Bridge Opportunity Area in the adopted London Plan establishes an indicative employment capacity of 25,000 new jobs and a minimum number of 1,000 new homes. This is set to intensify further according to the draft New London Plan, which identifies the Opportunity Area for 4,000 new homes and 5,500 new jobs (Figure 2.11) – noting that since the previous plan was adopted, considerable new office floorspace has been provided, which includes the Shard.

b) only be considered in areas whose character would not be affected adversely by the scale, mass or bulk of a tall or large building;

9.11 The site is located within an emerging tall building cluster which includes 1 Blackfriars (under construction), 18 Blackfriars (Resolution to Grant) and already benefits from an implemented

planning permission for a series of tall buildings as part of the wider masterplan with Ludgate House. It is therefore considered that the proposed development would not affect the character of the area; the conclusion of which is supported by the accompanying Townscape, Visual and Built Heritage Assessment (TVBHA) prepared by Tavernor Consultancy,

c) relate well to the form, proportion, composition, scale and character of surrounding buildings, urban grain and public realm (including landscape features), particularly at street level.

9.12 As highlighted above, the site is located within an emerging tall building cluster which includes 1 Blackfriars (under construction), 18 Blackfriars (Resolution to Grant) and the implemented masterplan with Ludgate House. However, it is also recognised that there are smaller scale buildings within the vicinity of the site, to which the proposed buildings closest have sought to respect by reducing in height comparatively and also removing a building from the consented masterplan on Hopton Street.

d) individually or as a group, improve the legibility of an area, by emphasising a point of civic or visual significance where appropriate, and enhance the skyline and image of London.

9.13 The Development will form part of a group of emerging tall buildings which will demarcate Bankside as an area of visual significance, as initiated by 1 Blackfriars and the extant consent on Ludgate House and Sampson House.

9.14 It is therefore considered that this is an area of strategic importance, which is worthy of a skyline being punctuated as part of the emerging Bankside cluster of tall buildings.

e) incorporate the highest standards of architecture and materials, including sustainable design and construction practices.

9.15 The Development is of the highest architectural quality, designed by world renowned architects PLP Architecture (Buildings 5,7, 8 and 9) and Make (Building 4).

9.16 The design concept for the five proposed buildings have been designed in close consultation with Officers at LBS, the GLA and the public. It is considered that the standard of architecture is of a quality appropriate for tall buildings which will establish the benchmark of high quality for future tall building developments in Bankside, Southwark and London as a whole. Further details of the architecture are contained within the accompanying Design and Access Statement prepared by PLP Architecture and Make.

f) have ground floor activities that provide a positive relationship to the surrounding streets.

9.17 The proposed development offers a range of retail and cultural uses at both ground floor level and part of the proposed basement, comprising c. 2,460sqm (GEA) of space that will complement both the proposed public realm as well as the uses that will be delivered under the existing railway arches which form part of the extant planning permission for Ludgate House.

g) contribute to improving the permeability of the site and wider area, where possible.

9.18 The Landscape Statement prepared by Gillespies which supports this application sets out the proposed public realm improvements which will transform the site into one which is more desirable for pedestrians to move across both north to south and east to west, the latter of which is currently prohibited by the existing Sampson House. The proposals also retain permeability through to the neighbouring extant Ludgate House permission which further enhances permeability and access east to west.

h) incorporate publicly accessible areas on the upper floors, where appropriate.

9.19 Building 5, which comprises both residential accommodation and a hotel, will, at floors 15 and 16 of the hotel, provide a restaurant which is open to hotel guests and members of the public, thereby providing a publicly accessible space of 916sqm (GEA).

i) make a significant contribution to local regeneration.

9.20 The Development offers significant regenerative benefits through the principle of redevelopment of a site of little activity and little architectural merit, to provide buildings of high architectural quality and a range of public uses. The Site will also deliver a complementing high quality public realm, which will enhance the public realm improvements being carried out in the wider vicinity of the site.

9.21 Furthermore, the Development will offer an enhanced affordable housing provision, Community Infrastructure and Section 106 contributions when compared to the extant planning permission.

9.22 In light of the above detailed analysis, it is clear that the Development conforms to the adopted LP Policy requirements and adheres to the principles required for a tall building by virtue of LP Policy 7.7.

9.23 In terms of the draft LP, Policy D1 seeks to make additions to Policy 7.7 by assessing tall buildings in terms of visual impact, functional impact, environmental impact and cumulative impact. However, the principle of adopted LP Policy 7.7 is retained and, as a result, the proposed development remains in compliance.

9.24 At a local level, Policy 3.20 of the adopted Southwark Plan supports the principle of tall buildings which are significantly taller than their surroundings or have a significant impact on the skyline, on sites which have excellent accessibility and are located in the CAZ, particularly in opportunity areas outside of landmark viewing corridors. Proposals should ensure excellent links to public transport services.

9.25 It is considered that the Development adheres to aforementioned principles strongly, with its location in very close proximity to Blackfriars Station, a 6b PTAL rating and its location within the CAZ and Borough, Bankside and London Bridge Opportunity Area.

9.26 Policy 3.20 establishes further criteria for which tall buildings must adhere to, which are:

i. Makes a positive contribution to the landscape; and ii. Is located at a point of landmark significance; and iii. Is of the highest architectural standard; and

iv. Relates well to its surroundings, particularly at street level; and v. Contributes positively to the London skyline as a whole consolidating a cluster within that skyline or providing key focus within views.

9.27 These are considered in turn, below:

i. Makes a positive contribution to the landscape.

9.28 The Development makes significant public realm improvements across the site and will provide areas of high quality landscaping which complement both the extant planning permission of Ludgate House and the wider area, including connections to Blackfriars Station.

ii. Is located at a point of landmark significance.

9.29 The Development is located in a strategic location of high importance and is within the emerging tall building cluster at Bankside, which is in very close proximity to Blackfriars station and is therefore appropriate.

iii. Is of the highest architectural standard.

9.30 Having been designed by both PLP Architecture and Make, the Development is of the highest architectural standard which is reflected in the assessment of part E of Policy 7.7 above.

9.31 The proposed design for the buildings has been subject to extensive consultation with key stakeholders and it is considered that the Development would set the standards for further development in Bankside, Southwark and London as a whole in the context of design quality.

iv. Relates well to its surroundings, particularly at street level.

9.32 As considered above and set out in more detail within the accompanying Design and Access Statement, the proposed development will provide five buildings that will provide a range of uses at ground floor level – including residential, hotel use, retail and office space – all of which will contribute to the activation of the street and integration into the surrounding area. Furthermore, the proposed landscaping which has been developed by Gillespies also contributes to ensuring the proposed buildings relate well to the surroundings.

v. Contributes positively to the London skyline as a whole consolidating a cluster within that skyline or providing key focus within views.

9.33 The proposed development forms a crucial component of the emerging Bankside cluster, which relates to both existing and approved tall buildings. As a result, the heights proposed – which have increased by approximately three floors for buildings 4, 5 and 7 when compared to the extant permission for Sampson House – have been carefully developed so as to continue to contribute positively to the London skyline.

9.34 In terms of emerging policy, draft NSP Policy (P14), seeks to make additions to adopted Policy 3.20. The most notable addition to this policy (Paragraph 2.1) is that:

“Tall buildings must be located a point of townscape significance and have a height that is proportionate to the significance of the proposed location and the size of the site.”

9.35 Bankside has become a location for the emergence of tall buildings which includes 1 Blackfriars and 18 Blackfriars. As part of a plan led approach, the draft NSP also seeks to allocate sites in

Bankside for comprehensive redevelopment, including the Site (reference NSP17) which is subject to this planning application.

9.36 Draft Policy P14 also seeks to require tall buildings to avoid harmful environmental impacts and maximise energy efficiency. This is achieved by the Development, as outlined in further detail in Chapters 10 and 12 of this Planning Statement, as well as the Townscape, Conservation and Visual Impact Assessment (TCVIA) included in the accompanying ES.

9.37 Furthermore, the policy also seeks to require tall buildings to provide a new functional public space commensurate to the height and size of the proposed building. This is addressed by the Development, with the delivery of significant public realm improvements complemented by a new cultural space at ground and basement level.

9.38 In light of the above, it is considered that the quality of the architecture alongside the public benefits the scheme will deliver means that the buildings outweigh any perceived harmful impacts and is therefore considered to be acceptable in planning policy terms at a national, regional and local level.

10.0 POLICY ASSESSMENT: HERITAGE

10.1 A full assessment of the impact of the Development on surrounding townscape character and views forms Volume II of the Environmental Statement. The Townscape, Conservation and Visual Impact Assessment (TCVIA) has been prepared by Professor Robert Tavernor Consultancy and assesses the Development against planning policy in respect of townscape and heritage assets. A summary of its conclusions is set out below.

10.2 The Development has been designed through a process of pre-application consultation with stakeholders to respond positively, in scale and mass, to the existing townscape, local conservation areas and listed buildings. Adverse effects have been considered throughout the design process and as such these have been mitigated by design through an iterative design process.

10.3 In the TCVIA, the suitability of the design of the Development in its spatial location has been assessed using different viewing positions and kinetic sequences, which have been selected in consultation with the Council. These views permit the Development to be assessed comprehensively and the effect on the townscape to be tested allowing the likely effects of the Development sought for approval to be understood.

10.4 As the assessment demonstrates, it is considered that the likely impact on built heritage will mostly be of moderate to major significance, and this is judged generally to be beneficial. This is due to the high design quality of the Proposed Development and recognition that:

• This is a central urban area that would benefit from regeneration; • There are already tall buildings locally, which can be seen in relation to surrounding conservation areas; • This locality is suitable for tall buildings in relation to relevant National, Regional and Local Policy and Guidance; • The Development will enhance the visual experience of the River Thames, particularly in River Prospects; and • The Development will create substantial areas of new public realm, and new pedestrian routes, making physically and visually permeable what is currently a restricted east-west site.

10.5 Overall, the Development forms an integral part of the townscape and will create a distinctive character and sense of place that has been informed by considerable and careful design development.

10.6 Furthermore, the legibility of the Development and the high quality of its architecture and urban design, along with the contribution to the public realm at ground floor for all five buildings, would enhance the local townscape.

10.7 The proposed development is therefore considered to be acceptable and a valuable addition to the area.

11.0 POLICY ASSESSMENT: TRANSPORT AND ACCESS

11.1 This section of the Planning Statement should be read in conjunction with the Transport Assessment (TA) and Framework Travel Plan (FTP) prepared by WSP, which are submitted alongside this application.

11.2 The Transport Assessment and Framework Travel Plan address the following key issues:

• The trip generation of the Development and associated impact on the local pedestrian, public transport and highway networks; • Cycle parking provision; • Access and circulation for pedestrians, cyclists and vehicular traffic, along with access to public transport facilities; and • Travel Plan measures to promote the use of sustainable transport modes.

11.3 Paragraph 35 of the NPPF states that “Developments should be located and designed where practical to accommodate the efficient delivery of goods and supplies; give priority to pedestrian and cycle movements, and have access to high quality transport facilities; create safe and secure layouts which minimise conflicts between traffic and cyclists or pedestrians, avoiding street clutter and where appropriate establishing home zones; incorporate facilities for charging plug- in and other ultra-low emission vehicles and consider the needs of people with disabilities by all modes of transport.”

11.4 Adopted LP Policy 6.1 stresses the importance of close integration of transport and development and hopes to encourage this by adopting a number of strategies including:

• Encouraging patterns of development that reduce the need to travel, especially by car; • Seeking to improve the capacity and accessibility of public transport, walking and cycling, particularly in areas of greatest demand; • Supporting measures that encourage shifts to more sustainable modes and appropriate demand management; and • Promoting walking by ensuring an improved public realm.

11.5 At a local level, Southwark seeks to encourage walking, cycling and the use of public transport. To achieve this, adopted CS Strategic Policy 2 states that large developments will be directed to very accessible locations and require a transport assessment with applications to show that schemes minimise their impacts, minimise car parking and maximise cycle parking.

Public Transport

11.6 The Site is highly accessible by public transport with a Public Transport Accessibility Level (PTAL) of 6b, which represents the highest level of accessibility as defined by TfL as ‘Excellent’. In addition, the Site is well located for access to London Underground (Central and District Lines), National Rail services and local bus services.

11.7 The Site also has good access to existing cycling facilities along Blackfriars Road located to the west and to south of the Site, which is bordered by part of Cycle Superhighway 6.

11.8 The planning application is accompanied by a TA which has considered the impact of the Development on existing public transport capacity and concludes that the number of public

transport trips generated by the Development would not significantly affect the local public transport services.

Car Parking

11.9 Adopted LP Table 6.2 sets out maximum car parking standards which should form the basis for considering planning applications.

11.10 At a local level, Saved Southwark Plan Policy 5.6 states that all developments requiring car parking should minimise the number of spaces provided. In addition, Saved Southwark Plan Policy 5.7 requires developments to provide adequate parking for disabled people and the mobility impaired (subject to site constraints). Furthermore, the policy requires a minimum of one accessible car parking space per development, where associated car parking is not provided or a minimum of two accessible car parking spaces in circumstances where associated parking is provided.

11.11 The development will provide 107 car parking spaces which comprise 105 residential spaces and 2 spaces for the proposed office space at basement level 2. In terms of the provision of disabled spaces, 29 will be provided.

Cycle Parking

11.12 LBS requires the provision of cycle parking to meet the minimum standards set out in the adopted London Plan. In light of the above, the proposed development will provide the following:

• 577 residential cycle spaces at basement level; • 105 office cycle spaces at basement level; • 10 hotel cycle spaces at basement level; • 12 long stay and 27 short stay retail cycle spaces at basement level; and • 151 cycle parking spaces within the public realm for the use of visitors to residences, retail and cultural facilities and offices.

Servicing and Waste Management

11.13 A Delivery and Servicing Plan has been produced by WSP which identifies that deliveries and servicing will take place on-site in the basement which will be accessed off Southwark Street.

11.14 Most delivery and servicing vehicles are expected to be cars and vans and off-street loading areas provided within the basement will accommodate these vehicles.

11.15 In terms of waste management, a Waste Management Strategy has also been prepared by WSP which states that all waste servicing will be undertaken from a centralised area within the basement. Dedicated servicing routes for electric tugs to all of the building cores, with the Ludgate House site connected to the Sampson House site basement via a service tunnel, will be provided. All servicing vehicles would access the servicing yard via Southwark Street.

11.16 In light of the above, it is considered that the proposed development fully accords with the relevant transport policies of the London Plan and Southwark Plan and therefore is acceptable.

12.0 POLICY ASSESSMENT: ENVIRONMENTAL CONSIDERATIONS

12.1 The purpose of this chapter is to summarise the findings of the main chapters of the accompanying Environmental Statement (ES) prepared by Trium Consulting and other reports that accompany the application. A full assessment of the impacts of the Development is included in the ES, which also recommends any mitigation measures that may be required as a result of the Development.

Energy and Sustainability

12.2 The consideration of sustainability and energy efficiency have been an important element of the planning and design process for the Development and will continue to underpin further details reserved by condition for subsequent approval.

12.3 At a regional level, the adopted London Plan seeks to ensure the following sustainable design principles:

• Minimising carbon dioxide emissions, including buildings and services; • Avoiding internal overheating and contributions to the urban heat island effect; • Efficient use of natural resources including water; • Minimising pollution; • Minimising the generation of waste and maximising reuse or recycling; • Ensuring developments are comfortable and secure for users; • Securing sustainable procurement of materials; and • Promoting and protecting biodiversity and green infrastructure.

12.4 An Energy and Sustainability Statement prepared by Sweco accompanies this application and demonstrates how the proposed development will comply with relevant planning policy and carbon reduction requirements. The statement concludes the following:

• Regulated carbon dioxide savings of 40% relative to a New-Build Part L1A 2013 for the residential dwellings; and carbon offset payment towards a zero-carbon compliant development for the residential areas; • Regulated carbon dioxide savings of 35.2% relative to a New-Build Part L2A 2013 compliant development for the non-domestic areas; • Combined Heat and Power Unit acting as main source of heating and generating low carbon electricity; • High efficiency roof mounted Photovoltaic panel with efficiency greater than 18%; • BREEAM New Construction 2014 targeting ‘Excellent’ rating for Office, Hotel and “Very Good” for Retail uses; and • CHP and installed boiler system configuration is designed for easy incorporation of any future District Heating Network connection.

12.5 In light of the above it is considered that proposed development accords with London Plan Policies 5.2, 5.3, 5.6, 5.7 and 5.9 and Core Strategy Strategic Policy 13.

Daylight and Sunlight

12.6 An assessment of the likely effects of the Development and surrounding cumulative schemes on the daylight and sunlight of residential properties surrounding the Site has been undertaken by GIA. In addition to their assessment included in the ES, GIA have also produced two standalone reports:

1. Daylight and Sunlight: Amenity within the Site; and 2. Daylight and Sunlight: Impacts on Neighbours (Ludgate House).

12.7 In terms of impacts on Ludgate House, the report concludes that the proposed massing for the Sampson House scheme would not materially affect the daylight potential of the consented Ludgate House scheme.

12.8 When considering the amenity within the site, the report states that “86% of all proposed habitable rooms meet or exceed the recommended daylight levels in the cumulative scenario.” When considering the combined masterplan this increases to 89% and in the proposed scenario by itself, 95%. The report concludes that “these are considered very good results for a scheme of this size located within the dense urban grain of Central London.”

12.9 Overall, the assessment demonstrates that the Development can be deemed to be broadly in accordance with the criteria set out in the BRE Guidelines for a site located within an urban area, and therefore accords with London Plan Policy 3.5 and Southwark Plan Policy 3.12.

Flood Risk

12.10 The site is located within Flood Zone 3a which is an area assessed as having a high possibility of flooding. As a result, a Flood Risk Assessment has been prepared by AKTII which concludes the following:

• The site has been assessed as being at low risk of flooding from rivers or tidal sources; • The site has been assessed as being at low risk from surcharging sewers; • The site has been assessed as being at low risk from groundwater sources; • The site has been assessed as being at very low risk from artificial sources; and • The site has been assessed as being at very low risk from surface water flooding with the surrounding roads being at low to medium risk.

12.11 Overall the assessment concludes that the proposed redevelopment has an acceptable flood risk within the terms and requirements of the National Planning Policy Framework and as a result, the proposal complies with London Plan policy 5.12 and Core Strategy Strategic Policy 13.

Wind

12.12 An assessment of the wind implications of the proposed development has been carried out by RWDI, which involved placing a scale model of the Development and the surrounding environment in a wind tunnel and making measurements of wind speeds. Test locations were selected to represent those at which pedestrian exposure takes place.

12.13 In carrying out the assessment, the impact of wind on both pedestrian comfort and the potential for strong winds to cause distress to people was considered which have informed the design as appropriate.

12.14 Based on the results of the rests on the final design, it has been established that the wind conditions within and around the Development remain consistent with the 2012 ES.

12.15 In light of the above, it is considered that the proposed development accords with planning policy and best practice, specifically London Plan Policy 7.6 and Southwark Plan Saved Policy 3.12.

Air Quality

12.46 An assessment of air quality has been undertaken as part of the ES to assess the implications for air quality from the Development and surrounding schemes and includes a review of existing air quality in Southwark and local to the Site. The assessment also predicts and evaluates the impacts on air quality of the Development arising from construction and occupation.

12.47 The assessment states the following:

• The Development will not on its own cause any significant air quality effects. Although it contributes to the significant cumulative effects, the Proposed Development is not a key cause of these effects, which are the result of many small changes brought about by many proximal schemes; • The effects of the Development in conjunction with surrounding schemes (the cumulative effects) are considered to be ‘significant’ based on the number of adverse impacts present at existing receptors.

12.48 As a result of the above, the proposed development accords with London Plan Policy 7.14 and Southwark Plan Policy 3.6.

Noise and Vibration

12.49 A noise assessment has been carried out by Sandy Brown as part of the ES to assess the likely significant noise and vibration effects associated with the Development on existing noise sensitive receptors surrounding the Site during both the construction phase of the project, and also following completion of the Development.

12.50 The assessment has examined the implications of existing road traffic and other sources of noise for the provision of acoustic insulation. A cumulative assessment considering the noise impact from surrounding developments has also been undertaken.

12.51 The assessment concludes the following:

• Noise: All receptors will experience ‘No Impact’ to ‘Moderate’ adverse effects. The moderate adverse effect in the 2018 assessment is anticipated at 1 Blackfriars. The dominant influence at this location is the construction works that are already being progressed at Ludgate House; and • Vibration: The residual effect of the 2018 assessment is ‘Negligible’ to ‘Minor Adverse’ which is not considered significant.

12.52 In light of the above it is considered that the Development is in accordance with London Plan Policy 7.15 and Southwark Plan Policies 3.1 and 3.2.

Archaeology

12.53 The site falls within an Archaeological Priority Zone as identified by LBS’s Core Strategy Policy Map and, as a result, an archaeological assessment and evaluation of the site is required to accompany the application.

12.54 A historic environment assessment has been prepared by MOLA which accompanies the application and states the following:

• There is zero potential for the survival of archaeological remains below the basement and around the edges of Sampson House; • Within the external area of Hopton Street in the north of the site, archaeological survival potential is considered to be high; • Below the car park to the north of Hopton Street, there is only the potential for truncated post-medieval remains and palaeoenvironmental remains; • The only impact from the proposed scheme is from the additional piling that may need to take place at ground level, where the proposed new build extends beyond the footprint of the existing basement. There are no other impacts on potential archaeological remains from the proposed scheme.

12.55 Overall the report concludes “Given the site’s low potential to contain archaeological remains other than in one small area of the site and, in light of the small and localised area of proposed impact, it is unlikely that the local authority would require further preliminary site-specific archaeological evaluation of the site either pre- or post- determination of planning consent.”

Socio-Economics

12.56 A socio-economic assessment of the Development, forming part of the ES, has given consideration to the effect of the Development on the delivery of new retail, office and hotel floorspace plus the population effects and demand for social infrastructure and the generation of employment.

12.57 The assessment shows that the proposed development will support:

• 352 full time jobs per month during the construction period; • 126 full time employment opportunities through the provision of the hotel; • 470-615 full time employment opportunities through the provision of the offices; and • 85-130 full time employment opportunities through the provision of the retail units and community floorspace.

12.58 The report concludes that collectively the new residents, employees and hotel guests would have a beneficial impact on the local economy through additional spending and is “considered to be a moderate beneficial effect at the local level and negligible at all other spatial scales.”

13.0 PLANNING OBLIGATIONS, S106 AGREEMENT, CROSSRAIL AND COMMUNITY INFRASTRUTURE LEVY

13.1 There are two Community Infrastructure Levy (CIL) regimes which now apply to the proposed development on the site – the Mayoral CIL adopted by the Mayor of London and Borough CIL adopted by Southwark Council.

13.2 The Mayor formally adopted a CIL charging schedule on 1 April 2012. For development schemes in Southwark, the Mayoral CIL will be levied at £35 per m² of chargeable area for all land uses subject to indexation with the exception of educational and charitable uses.

13.3 In addition to Mayoral CIL, the Mayor also introduced a charge in relation to the funding of Crossrail. For sites located in Central London (which the site falls within) the rates per sqm are £140 for office floorspace; £90 for retail floorspace; and £61 for residential floorspace. However, so as to avoid ‘double counting’ the Mayor will treat CIL payments (which are effectively mandatory) as a credit towards any payment sought under the Crossrail S.106 planning obligations policy, should the former be less than the latter.

13.4 Southwark’s CIL, which is payable in addition to the Mayoral CIL, became effective on 1st December 2017 following a revision to the April 2015 charges. Southwark’s CIL introduces differential charging rates for different land uses, dependent on its location within the borough.

13.5 Southwark Council’s Section 106 and CIL Supplementary Planning Document (SPD) (April 2015) confirms that CIL will be used to fund a wide range of local and strategic infrastructure that is needed to support growth and development in the borough. This includes transport facilities, flood defences, schools and other educational facilities, medical facilities, sporting and recreational facilities and open spaces. Southwark CIL will provide funding to help deliver a range of borough-wide and local infrastructure projects that support residential and economic growth and benefit local communities.

13.6 Section 106 obligations can be both financial and non-financial obligations and will be used when there is a requirement to address the impact of a development and the impact itself cannot be dealt with through a planning condition on the permission.

13.7 The Applicant will enter into planning obligations which meet the requirements of 122 and 123 of the CIL Regulations 2010. Regulation 122(2) requires planning obligations to be necessary to make the development acceptable in planning terms, directly related to the development, and fairly and reasonably related in scale and kind.

13.8 Draft Section 106 Heads of Terms are set out below. The draft Section 106 Heads of Terms (HoTs) identify the contributions that could be made and where ‘works in kind’ are proposed in lieu of payment. The HoTs have been prepared in accordance with Southwark Council’s Section 106 Planning Obligations and Community Infrastructure Levy SPD (2015).

13.9 The Applicant will continue to work with the Council post-submission to agree the most appropriate form and wording of the obligations for inclusion in the Section 106 Agreement. It

is anticipated that discussions relating to the Section 106 Agreement will continue throughout the determination of the application.

Potential Planning Obligation Summary of Policy Provision from the Requirement Development Affordable Housing On-site provision required for sites over 0.5 hectares or developments providing 10 or more residential units.

A minimum of 10sqm of play The Development will space per child is required. provide doorstep playspace Any shortfall space will be for under 5 year olds on- charged at £151 per square site. metre. Local and neighbourhood Child Play Space play (5-11 years) and youth play (over 12 years) may be met through a combination of on-site provision, off-site provision and/or payment in lieu.

Southwark Council’s The Development will Residential Design Standards provide outdoor private and SPD requires a minimum of communal amenity space 50 sq m outdoor communal for each residential plot, amenity space for flatted where possible. developments and 10 sq m of private amenity space per In the event that the Outdoor Amenity Space residential unit in the form minimum requirements of balconies, terraces etc. cannot be met, a payment in Any shortfall in the required lieu will be discussed. provision of amenity space will be charged at £205 per sq m.

Schemes are required to a 10% of the housing units minimum of 10% wheelchair across the site would be accessible housing. wheelchair adaptable in Any shortfall in the required accordance with the provision of onsite Council's Planning Wheelchair Accessible wheelchair housing will be Obligations SPD. Housing charged at £10,000 per habitable room unit (based on £30,000 for a two bed three habitable room unit).

Southwark Council’s SPD The delivery of bespoke Jobs during Construction sets the following targets: strategies and initiatives to provide employment and

• One job lasting a training opportunities which minimum 26 weeks proportionately respond to for an unemployed the needs generated by the Southwark resident development will be per 500sqm GEA. secured. • One Southwark resident trained in pre or post-employment short courses per 500sqm GEA. • One new apprenticeship start or in work NVQ per 2000sqm. • One Southwark resident trained in pre or post-employment short courses per 500sqm GEA. • One new apprenticeship start or in work NVQ per 2000sqm.

Southwark Council’s SPD See “Jobs during requires the following: Construction” section. B Class Uses: 10% of total estimated end-user FTE employment on site. Jobs Skills and Employment Plan must last a minimum of 26 weeks. A Class uses and hotels: 20% of total estimated end-user FTE employment on site.

Southwark Council requires It is anticipated that the an employment and training provision in the existing contribution, set at the S106 dated 28th March 2014 target number of jobs – Schedule 3, Section 5 - will Employment and Training lasting a minimum of 26 be carried over to this Contribution weeks for unemployed planning permission. Southwark residents, as set out above.

Southwark Council require It is anticipated that the interventions to ensure provision in the existing small and medium sized S106 dated 28th March 2014 Local Procurement local enterprises have access – Schedule 3, Section 7 - will to tender opportunities for be carried over to this the procurement of goods planning permission. and services, created by the

development, both during and after construction will be secured through a planning obligation, in line with Southwark’s Economic Well-being Strategy.

Mitigation will be sought To be discussed. where schemes do not meet the overall carbon dioxide Carbon Offset reduction requirements identified in Southwark Council’s development plan.

The SPD notes that Public The Development will Realm measures may provide: include: • 5 new public areas: • Site specific o The Cultural Square contributions for o Hopton Garden carriageway surfacing. o Hopton Yard • New or improved o The Low Line footways and/or hard o Hopton Street or soft landscaping • New streets and spaces improvements. (with hard and soft • Replacing paving or landscaping); landscape material on • Public Art; and existing public realm • Management and including carriageway maintenance. and footways. Public Realm Measures • Street furniture, bins, bollards. • Street lighting. • Cycle stands. • Tree and landscape planting and biodiversity mitigation and improvement measures. • Signage. • Public art. • CCTV or other community safety measures.

For developments within To be agreed. archaeological priority zones, a financial Archaeology contribution towards Southwark Council’s monitoring and advisory role is required.

Southwark Council’s SPD Site-specific transport and notes that larger highway improvements are developments may need to likely to include: directly contribute to wider • Wayfinding; transport improvements and • Pedestrian connectivity; highway improvements to and make the development • Off-site highway works. acceptable. Site Specific Transport Non-financial planning Measures obligations are likely to include: • Travel Plan; • Construction Logistics Plan; and • Delivery and Servicing Plan.

14.0 CONCLUSION

14.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires proposals to be determined in accordance with the Development Plan unless other material considerations indicate otherwise.

14.2 This Planning Statement assesses the Development against the Development Plan and other relevant national, regional and local planning policy, including the aspirations established in the draft New Southwark Plan and the draft New London Plan. It is considered that the principle of the Development accords with current and emerging planning policy and guidance.

14.3 The proposals have been subject to a comprehensive consultation exercise involving pre- application meetings with officers from Southwark Council, key consultees such as the GLA, plus meetings and exhibitions which have been visited by residents, local landowners and local amenity groups. The issues raised by these consultees have been considered and incorporated into the development of the final proposals where practicable.

14.4 The proposed development has been subject to detailed assessment against national, regional and local planning policy and guidance and has been found to be in general accordance with the Development Plan and other material considerations.

14.5 The Development comprises a detailed planning application for the comprehensive redevelopment of the Sampson House to provide five individual buildings which comprise:

• 44,375 sqm (GEA) of residential accommodation, equating to 341 units (an uplift of 109 units compared to the extant permission on Sampson House); • An enhanced affordable housing offer which comprises 34% by units / 46% habitable room of the proposed 109 units (uplift); • The provision of 8,453sqm (GEA) of office floorspace; • 1,527sqm (GEA) of retail floorspace; • A 126 key 5* bedroom hotel; and • 5,570sqm of enhanced public realm.

14.6 It is considered that the Development will play a significant role in delivering the aspirations of the Council for the regeneration of the Bankside, Borough and London Bridge Opportunity Area, harnessing the benefits of the Site’s strategic location in close proximity to one of Europe’s busiest rail stations and tourist attractions.

14.7 The impacts of the Development have been fully assessed by the Environmental Statement and other supporting application documents and mitigation measures have been identified where necessary. The Development is considered to be entirely appropriate for the Site, and the area.

14.8 In light of the above, the proposed development is considered to accord with the Development Plan and therefore benefit from the presumption in s38(6) of the 2004 Act. Furthermore, it accords with the policies of the NPPF as a whole, and is deemed to be ‘sustainable development’ in terms of Paragraph 14. Therefore, the proposed development should be granted full planning permission.