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PDU Case Report XXXX/YY Date planning report GLA/4662/01 8 April 2019 Southernwood Retail Park in the London Borough of Southwark planning application no. 18/AP/3551 Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Hybrid planning application which will deliver the following across two phases with buildings up to 48 storeys: 725 residential units; Class C1 hotel; flexible Class A1/A2/A3 uses; D2 uses; and landscaping, public realm and highway works, car and cycle parking and servicing area, plant and associated works. The applicant The applicant is Glasgow City Council (as Administering Authority for the Strathclyde Pension Fund) and the architect is Pilbrow and Partners. Strategic issues summary Principle of development: The proposed land uses are supported. However, development must be designed to protect the delivery of the Bakerloo Line Extension and the applicant is required to work closely with TfL to ensure this. (paragraphs 18-26). Affordable housing: The scheme currently delivers 35% affordable housing. The delivery of the majority of the affordable housing within Phase 2 is not supported. The viability report is being scrutinised by the GLA. (paragraphs 27-40). Urban design: Some additional details should be submitted to support the design rational; it should be demonstrated that the protected views are not impacted. (paragraphs 41-58). Transport: The proposals could prejudice the delivery of the Bakerloo Line Extension and the site may also need to accommodate one of the Old Kent Road’s two BLE stations. Discussions between the developer, TfL and Southwark Council should therefore ascertain whether the proposal can accommodate anticipated BLE requirements or will need to be substantially revised in order to comply with policy. The scheme must also provide for necessary active travel and bus improvements pre-BLE. (paragraphs 67-84). Matters in relation to inclusive design (paragraph 59-60), climate change (paragraph 61-62), flood risk, drainage and water (paragraphs 63-66) and other transport issues (paragraphs 67- 84) should also be addressed. Recommendation That Southwark Council be advised that, whilst the proposed land uses are supported, the application does not comply with the London Plan and draft London Plan, for the reasons set out in paragraph 88 of this report. However, the resolution of those issues could lead to the application becoming compliant with the London Plan and draft London Plan. page 1 Context 1 On 11 February 2019 the Mayor of London received documents from Southwark Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor has to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under the following Categories of the Schedule to the Order 2008: • 1A ‘Development which comprises or includes the provision of more than 150 houses, flats or houses and flats’; • 1B ‘Development (other than development which only comprises the provision of houses, flats or houses and flats) which comprises or includes the erection of a building or buildings outside Central London and with a total floorspace of more than 15,000 square metres’ • 1C ‘Development which comprises or includes the erection of a building that is more than 30 metres high and outside of the City of London’ 3 Once Southwark has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 5 The site is a block of land approximately 1 hectare in size located on the Old Kent Road in the London Borough of Southwark. The southern part of the site borders the Old Kent Road (A2), across which is Burgess Park. To the east is Rowcross Street and to the west is Humprey Street leading to Rolls Road to the north which form the B204. Humphrey Street and Old Kent Road are both part of the TLRN, whilst Rolls Road adjacent to the site and Rowcross Street are borough highway. 6 The existing site comprises 4 large out of town retail units which are currently occupied by DFS, Sports Direct and Argos Extra, and a surface car park containing 175 spaces. 7 Immediately to the south is 361-363 Old Kent Road, a three-storey retail unit with residential accommodation on the upper floors which is not included in the development proposals. The wider context is of a mixed character, with similar large-scale retail warehousing, medium density residential, the public open space of Burgess Park and smaller scale retail along Old Kent Road. 8 The site (including 361-363 Old Kent Road) is proposed for allocation in the emerging Old Kent Road Area Action Plan but is not subject to any current designation in Southwark’s Local Plan. The nearest heritage asset is the Trafalgar Avenue Conservation Area, to the south east of the site. 9 In the context of London, the site is located in the Old Kent Road Opportunity Area and Old Kent Road Housing Zone. 10 The site generally has a Public Transport Accessibility Level (PTAL) of 4 arising from the nine bus services which stop close by. There are no rail stations within reasonable walking distance. TfL is developing proposals for a Bakerloo Line Extension (BLE) through this area to New Cross Gate and Lewisham and potentially beyond and this site is under consideration as a location for a station. page 2 11 TfL is also developing a “Healthy Streets” scheme for Old Kent Road, the objective of which is to provide improvements to walking and the public realm, cycling and bus movement. 12 Southernwood Retail Park is managed by DTZ Investors for Strathclyde Pension Fund on behalf of Glasgow City Council. Strathclyde Regional Pension Fund is in the process of seeking to acquire 361- 363 Old Kent Road to allow comprehensive development of the whole block, but this does not currently form part of development proposals. 13 The applicant advises that the lease periods for Southernwood Retail Park mean that part of the site is capable of coming forward for development in 2020, with the remainder delivered afterwards as a second phase of development in 2025. 14 The part of the site on which the housing led mixed use development would be located has been agreed between GLA, TfL and LBS officers as a phase 1 site for the revised OKR AAP. Thus, it can subject to other sustainable transport mitigation be brought forward before BLE is committed. The hotel would be on land which is in phase 2, where this agreement anticipated high trip generating development coming forward after there was certainty on BLE delivery (and subject to aforementioned BLE station safeguarding). Details of the proposal 15 Hybrid planning application for detailed permission for Phase 1 and outline planning permission for Phase 2 comprising: Demolition of existing buildings and the erection of a part 9, part 14, part 16, part 48 storey development (plus basement) up to 161.25m AOD comprising: • 542 (class C3) residential units (51,499 sq.m. GIA); • 844 sq.m. GIA of (Class A1) retail use; • 477 sq.m. GIA of flexible (Class A1/A2/A3) retail/financial and professional services/restaurant and café use; • 8,671 sq.m. GIA (Class C1) hotel; and • Landscaping, public realm and highway works, car and cycle parking and servicing area, plant and associated works. Demolition of existing buildings and the erection of a part 9, part 12, storey development (plus basement) up to 42.80m AOD comprising: • 183 (Class C3) residential units (17,847 sq.m. GIA) • 1,049 sq.m. GIA of flexible (Class A1/A2/A3) retail/financial and professional services/restaurant and café use; • 856 sq.m. GIA (Class D2) cinema; • 461 sq.m. GIA (Class C1) hotel service area at basement level; and • Landscaping, public realm and highway works, car and cycle parking and servicing area, plant and associated works. page 3 Case history 16 A pre-application meeting was held on 12 June 2018 to discuss a proposal for the redevelopment and a pre-application advice note was issued on 16 August 2018 which advised: • That in order to deliver aspirations in the London Plan and draft London Plan, it is crucial that opportunities to accommodate London’s growth are fully explored. • This site is likely to be one of a number of development sites around the Old Kent Road which have the potential to transform the area and contribute to growth. • While it is acknowledged that this site could come forward at an early phase of the redevelopment of the Old Kent Road Opportunity Area, at this point in time as a phasing strategy for the OKR OA has yet to be agreed with the Council and given the uncertainty around the delivery of infrastructure, the scale of redevelopment proposed cannot be currently supported. • Should it be agreed that the site could come forward in an early phase, it would set the benchmark for future development in terms of layout and quality. • The land use, scale and density of the current proposal is broadly supported, officers would welcome further discussions on the proposal as the details develop.
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