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20/3385/F & 20/3386/L Applicant: Spray Street

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20/3385/F & 20/3386/L Applicant: Spray Street Planning Board Agenda Item: 4 25 May 2021 Reference: 20/3385/F & 20/3386/L Applicant: Spray Street Quarter LLP Agent: Lichfields Site Address: Ward: Woolwich Exchange, Land Bounded by Woolwich Riverside Plumstead Road, Burrage Road, Spray Street Application Type: and Woolwich New Road, Woolwich, Full Planning Permission & London, SE18 7BZ Listed Building Consent 1.0 Recommendation 1.1 The Planning Board is requested to GRANT Full Planning Permission (20/3385/F - Recommendation A) as outlined below: Demolition of existing buildings (excluding the Grade II listed Former Woolwich Covered Market and elements of 1a-c to 11 Woolwich New Road (odds)) and the construction of a mixed use development comprising residential dwellings (Class C3), commercial, business and service uses (Class E), community use (within Class E, Class F1(f) and/or F2(b)), drinking establishment(s) (sui generis) and a cinema (sui generis), new public square and new public realm with hard and soft landscaping, highways works, parking, access and servicing arrangements, plant, infrastructure and associated works. Internal and external alterations to the Former Woolwich Covered Market. SUBJECT TO: i. Referral of the application to the Mayor of London as required under the terms of The Town and Country Planning (Mayor of London) Order 2008; ii. The land needs to be acquired through CPO if it cannot be acquired by agreement, however the Council estates department has entered into a conditional land sale agreement to sell the land to the applicant if the Council acquires the land. Therefore an agreement can be entered into between the LPA and the applicant pursuant to section 111 of the Local Government Act 1972 providing that the applicant will, simultaneously upon obtaining relevant interests enter into with the Council as local planning ITEM NO: 4 PAGE NO: 1 authority a section 106 agreement or a confirmatory deed by agreement requiring that the form of proposed section 106 obligations contained in the section 111 are binding on the applicant under section 106 of the Town and Country Planning Act 1990 (as amended). The form of the section 106 agreement and confirmatory deed will be appended to the section 111 agreement. The section 111 agreement itself will contain the proposed planning obligations as summarised in the heads of terms set out in this report (Section 31.0); iii. Conditions set out in Appendix 2 of this report; iv. To authorise the Assistant Director of Planning & Building Control to: a. make any minor changes to the detailed wording of the recommended conditions as set out in Appendix 2, its addendums and the minutes of this Planning Board meeting, where the Assistant Director of Planning & Building Control considers it appropriate, before issuing the final decision notice; and b. finalise the detailed terms of the section 111 agreement (including appended documents) and form of the planning obligations as set out in this report (Section 31.0), its addendums and the minutes of this Planning Board meeting v. Members confirming in their decision that account has been taken of environmental information, as required by Regulation 26 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017; vi. A statement being placed on the statutory register confirming the main reasons and consideration of which the Planning Board decision was based as required by Regulation 29 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017; vii. In the event that the Section 111 agreement is not completed within three (3) months of the date of this Planning Board meeting, to authorise the Assistant Director of Planning & Building Control to consider whether permission should be refused on the grounds that the proposals are unacceptable in the absence of the benefits which would have been secured, and if so, to determine the application with reasons for refusal which will include the following: a. In the absence of a legal agreement to secure a comprehensive redevelopment of the Spray Street site, improvements to ITEM NO: 4 PAGE NO: 2 Former Woolwich Covered Market, housing, affordable housing, health and education infrastructure, transport and highway works, public transport enhancements, public realm improvements, employment and training, the development would fail to mitigate its impact on local services, amenities and infrastructure, environmental sustainability and open space contrary to policies H3, H5, H(e), EA4, EA(c), OS1, E1, CH(a), IM1, IM4, IM(a) and IM(b) of the Royal Greenwich Local Plan: Core Strategy with Detailed Policies (Adopted July 2014),the Planning Obligations (s106) Guidance SPD (July 2015), Woolwich Town Centre Masterplan SPD (2012) and Spray Street Masterplan SPD (2015). 1.2 The Planning Board is requested to GRANT Listed Building Consent (20/3386/L - Recommendation B), as outlined below: Internal and external alterations, repair and refurbishment works to the Grade II listed Former Woolwich Covered Market to facilitate the change of use of the building to a cinema (sui generis), together with food and beverage and retail uses (class E/sui generis) at the ground floor and mezzanine levels. SUBJECT TO: i. Conditions set out in Appendix 3 of this report ii. To authorise the Assistant Director of Planning & Building Control to: a. make any minor changes to the detailed wording of the recommended conditions as set out in Appendix 3, its addendums and the minutes of this Planning Board meeting, where the Assistant Director of Planning & Building Control considers it appropriate, before issuing the final decision notice 2.0 Summary 2.1 Detailed below is a summary of the application: The Site Site Area (m²) 2.30 hectares (23,000 m²) ITEM NO: 4 PAGE NO: 3 Local Plan Allocation • Woolwich Strategic Development Location • Woolwich Town Centre Masterplan SPD • Spray Street Masterplan SPD • Site Allocations (W11) • Contains Secondary Shop Frontage Heritage Assets One statutory listed building (Grade II) known as the Former Greenwich Covered Market (date listed 16.10.2018 - full details of the listing Appendix 6 of the report). The application is subject to listed building consent (20/1661/L). The site is within the Woolwich Town Centre Conservation Area and adjacent to the Royal Arsenal Conservation Area (north of the site). The Application site is within 500m of the setting of 37 statutory listed buildings – full list Appendix 5. Three Locally Listed Buildings designated within the Application site. • 1a-c Woolwich New Road • 3 Woolwich New Road • 2 Plumstead Road The site also includes a number of agreed non-designated heritage assets: • 5-13 Woolwich New Road, including their rears which incorporates 13a and 13c Spray Street • 9 and 20 Plumstead Road • the Employment Exchange on Spray Street Tree Preservation Order None Flood Risk Zone Flood Zone 1 ITEM NO: 4 PAGE NO: 4 Building Building height No. of storeys (metres) West Site 17.52 - 80.56 3 - 23 (Blocks AN, AW, AS, BN, BE, CW, CE, CS, DS) East Site 20.25 - 81.63 4 - 23 (Blocks EW, EE, FW, FE) Total Floor area (GIA m²) 78,307 m² 14,821 m² (Residential) (Non-Residential) Residential Uses Existing Class C3 Residential 1,677 m² (24 dwellings) Proposed Dwelling Mix Unit Type No. % Studio 29 4% 1-bed 278 35% 2-bed 370 46% 3-bed 119 15% 4-bed 5 1% TOTAL 801 100% Affordable London 112 (71%) 20% of total no. Housing / Tenure Affordable Rent of units. Split Shared 46 (29%) Ownership Overall 158 Affordable Housing Private 643 80% of total no. of units. By habitable room the Affordable Housing offer equates to 25%. Housing All units comply with internal space requirements in line Standards with Policy D6 of the London Plan (2021), with the exception of two units. These exceptions are modest ITEM NO: 4 PAGE NO: 5 with justification as detailed within section 20.0 of the report. Non-Residential Uses Existing Uses Use (Class) m² Class E Retail 7,002 m² Financial and Professional Services Restaurants & Cafes Workspace Dental Practice Light industrial Class E Vacant Covered 1,365 m² Market Class B8 Industrial Storage/ 799 m² Warehouse Class F.1 Churches 2,698 m² Sui Takeaways 1,015 m² Generis Drinking 113 m² Establishment Unknown Sui Generis 83 m² Total 13,075 m² Proposed Uses Use (Class) m² Class E shops, financial or 6,478 m²* professional services or restaurants / cafes or gym workspace 1,923 m² nursery 614 m² sui generis drinking 1,446 m² establishment uses cinema 4,124 m² *F1(f) Community floor Up to 500 m² and/or space Class F2(b) Total 14,584 m² Employment Existing Number of Jobs 423 Full Time Employment (FTE) on Site gross direct jobs ITEM NO: 4 PAGE NO: 6 Existing Site Net Local Impact Area: 396 FTE Employment Wider Impact Area: 460 FTE Proposed number of 872 FTE gross direct theoretical jobs construction 656 FTE gross direct jobs Net Total Employment Local Impact Area: 615 FTE Wider Impact Area: 713 FTE Net Employment Local Impact Area: +219 FTE Difference between the Wider Impact Area: +254 FTE Proposed Development and Existing Site Transportation Car No. existing car parking Pay and Display 23 Parking and servicing spaces Single Yellow Lines 61 Loading 5 Total 89 No. Proposed Car Club Total 2 Spaces No. Proposed Car Parking East – Accessible 48 Spaces West - Accessible 20 Street Level 4 Total – Standard 4 Total - Accessible 68 Proposed Parking Ratio 0.08 Cycle No. Proposed Cycle Residential East: 866 Parking Parking West: 571 Residential 21 Visitor Non-residential 169 Visitor Total 1,625 Public PTAL Rating 6b (Excellent) Transport Education – Nursery No. of Pupils 59 (est.) No. of Staff 40 FTE Floor space (m²) 741m2 Outdoor space 240 ITEM NO: 4 PAGE NO: 7 Sustainability / Energy BREEAM Rating Workspace and Cinema: BREEAM ‘Excellent’.
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