planning report GLA/4120/01 17 December 2018 154-172 Powis Street & 125–129 Woolwich High Street in the Royal Borough of Greenwich planning application no. 18/3068/F Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Demolition of existing buildings and the erection of 3 buildings between 3 storeys and 23 storeys, with basement, containing 296 residential units, 1,158 sq.m. of retail, co-working and community floorspace; and cycle parking, car parking, playspace, landscaping and public realm improvements. The applicant The applicant is Artisan Woolwich Ltd, and the architect is Conran + Partners. Strategic issues summary Principle of development: The proposed residential-led mixed use redevelopment of the site would contribute to the vitality of the Town Centre and the wider objectives of the Opportunity Area and is supported in strategic terms (paragraph 15). Affordable housing: The scheme proposes 22% by habitable room (60 affordable rented units), which is unacceptable. GLA officers will robustly interrogate the applicant’s viability assessment and the Council’s independent review to ensure that the maximum level of affordable housing is delivered. If after interrogation affordable provision remains below 35%, both an early and a near end review mechanism will be required. The proposed rents must also be secured as genuinely affordable (paragraphs 18-21). Heritage and urban design: The development would cause less than substantial harm to the setting of the Grade II* listed former Granada Cinema; the acceptability of this will be subject to the scheme delivering appropriate public benefits, most noticeably affordable housing. Further consideration should also be given to reducing the height of Block B (paragraphs 23-32). Climate change: The applicant should explore additional measures aimed at achieving further carbon reductions. Further revisions and information relating to energy efficiency modelling, cooling, ASHP, district heating and heat network are required; and any outstanding regulated CO2 emissions must be met through a contribution to the borough’s offset fund. The surface water drainage strategy should be reviewed giving consideration to the practicality of rainwater harvesting and reuse (paragraphs 33-36). Transport: A detailed DSMP, full CLP and car park design and management plan should be secured by condition. Clarification on whether there is a formalised area for vehicles to load/unload is required and 20% active charging points must be provided from the outset with all the remaining spaces provided with passive provision in line with draft London Plan standards (paragraphs 37-46). Recommendation That Greenwich Council be advised that the application does not comply with the London Plan and draft London Plan for the reasons set out in paragraph 50 of this report. However, the resolution of these issues could lead to the application becoming compliant with the London Plan and draft London Plan. page 1 Context 1 On 4 October 2018, the Mayor of London received documents from Greenwich 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 must provide the Council with a statement setting out whether he considers that the application complies with the London Plan and draft 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 Categories 1A, 1B and 1C of the Mayor of London Order 2008: • Category 1A: “Development which comprises or includes the provision of more than 150 houses, flats, or houses and flats.” • Category 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.” • Category 1C: “Development which comprises or includes the erection of a building of (c) more than 30 metres high and is outside the City of London.” 3 Once Greenwich Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 has been taken into account in the consideration of this case. 5 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 6 The site is approximately 0.4 hectares and is located within Woolwich Town Centre, which forms part of the area identified as the Woolwich Opportunity Area in the London Plan and draft London Plan. It is included in the Former Gala Bingo and Mortgramit Square site (Site 11) identified for redevelopment in the Woolwich Town Centre Masterplan. 7 Approximately 190 metres south of the River Thames, the site is bounded by the A206, Mortgramit Square and the Grade II* listed former Granada Cinema. Other listed buildings nearby include Royal Arsenal Cooperative Society Headquarters Building (Grade II), Church of St. Magdalene (Grade II*), New Wine Church (Grade II) and Thomas Cribb Monument (Grade II) as well as a locally listed art deco building, which now accommodates the Emporium housing development, is next to the site. The Royal Arsenal Conservation Area is approximately 250 metres north east of the site. The site is occupied by a garage (4-5 storeys) and workshops and small 2-3 storey buildings that are unoccupied or used for commercial/retail activity. 8 The A206 Woolwich Road forms part of the Strategic Road Network (SRN) for which TfL has a duty to ensure that any development does not have an adverse impact without appropriate page 2 mitigation. The nearest part of the Transport for London Road Network (TLRN), the A205, is located approximately 100 metres to the west of the site. 9 There are a number of bus routes available within 400 metres on a number of surrounding streets, including Powis Street, Hare Street and Woolwich High Street. Woolwich Arsenal and Woolwich Dockyard are within 800 metres; and Docklands Light Railway (DLR) services are available at Woolwich Arsenal. The Elizabeth Line will also serve Woolwich. The ferry at Woolwich Pier South runs to Woolwich Pier North (north side of the river) and the nearest London Underground station is at North Greenwich 3.1 miles to the west of the site. The site therefore records a PTAL 6a, which is an excellent level of accessibility to public transport services. The closest cycle route to the site is the signed/marked cycle route along John Wilson Street/South Circular Road. Details of the proposal 10 Full planning permission is sought for the demolition of the existing buildings on site and the erection of three buildings ranging in height from 3 to 23 storeys, comprising: • 296 residential units (including 143 PRS units); • 603 sq.m. of flexible co-working and community use space; • 237 sq.m. of flexible community and internal play space; • 240 sq.m. of retail floorspace; • 28 Blue Badge parking spaces; and, • 473 cycle parking spaces; Case history 11 GLA officers held pre-application discussions with the applicant in November 2016 and November 2017. The principle of a residential-led mixed use development was supported in strategic planning policy terms given its potential contribution towards housing delivery, placemaking and public realm improvements within the Woolwich Opportunity Area; however, issues regarding loss of/re-provision of social infrastructure/community use, affordable housing, and design needed to be addressed to ensure compliance with the London Plan and draft London Plan. Strategic planning issues and relevant policies and guidance 12 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is Royal Greenwich Local Plan: Core Strategy with Detailed Policies (2014); and the London Plan 2016 (The Spatial Development Strategy for London Consolidated with Alterations since 2011). 13 The relevant issues and corresponding policies are as follows: • Opportunity Areas London Plan; • Town centres London Plan; Town Centres SPG; • Housing London Plan; Housing SPG; Housing Strategy; Shaping Neighbourhoods: Play and Informal Recreation SPG; Shaping Neighbourhoods: Character and Context SPG; • Affordable housing London Plan; Housing SPG; Housing Strategy; Mayor’s Affordable Housing and Viability SPG; page 3 • Urban design London Plan; Shaping Neighbourhoods: Character and Context SPG; Housing SPG; Shaping Neighbourhoods: Play and Informal Recreation SPG; • Heritage London Plan; • Inclusive design London Plan; Accessible London: Achieving an Inclusive Environment SPG; • Sustainable development London Plan; Sustainable Design and Construction SPG; Mayor’s Climate Change Adaptation Strategy; Mayor’s Environment Strategy; • Transport London Plan; Mayor’s Transport Strategy; 14 The following are relevant material considerations: • National Planning Policy Framework and National Planning Practice Guidance; • Draft London Plan (consultation draft December 2017 incorporating early suggested changes published August 2018); • Royal Greenwich Local Plan: Site Allocations, Issues and Options Consultation, Feb 2016. Principle of development 15 The optimisation of residential output and densities in Opportunity Areas is supported under Policy 2.13 of the London Plan. Policies GG” and SD1 emphasise the maximisation of affordable housing delivery and creation of mixed and inclusive communities in Opportunity Areas. As indicated at paragraph 6, the site is within the Woolwich Opportunity Area, which is identified in the London Plan as having capacity to deliver 5,000 jobs and a minimum of 5,000 new homes.