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PDU Case Report XXXX/Yydate planning report 2289/01 29 October, 2009 Canada Water- Site A, Surrey Quays Road in the London Borough of Southwark planning application no. 09-AP-1870 Strategic planning application stage 1 referral (new powers) Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008 The proposal A detailed application for the erection of a 26-storey tower and 9 other buildings (ranging from 4 to 8 storeys in height) for a mixed-use development comprising 668 residential units, retail space (958 sq.m.), a community facility (268 sq.m.), the creation of open space; and the construction of new access roads; pedestrian and cycle routes; and associated car parking, servicing and landscaping space. The applicant The applicants are Barratt Homes and British Land (Canada Quays) Ltd, and the architects are Glenn Howells and Hawkins Brown. Strategic issues The detailed proposal is for a residential-led mixed-use regeneration within the Canada Water masterplan area. The key issues for consideration are the mix of residential, retail and community uses; appropriateness of a tall building, urban design/architectural quality; the size, mix, tenure and level of affordable housing, climate change and energy issues; and the transport and access implications of development Recommendation That Southwark Council be advised that while the application is generally acceptable in strategic planning terms it does not fully comply with the London Plan, for the reasons set out in paragraph 99 of this report; but the possible remedies set out in paragraph 100 of this report could address these deficiencies. Context 1 On 25 September 2009, 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 until 5 November 2009 to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for page 1 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 and 1C 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.” 1C- “Development which comprises or includes the erection of a building of one or more of the following descriptions—(c) the building is more than 30 metres high and is outside the City of London.” 3 When Southwark Council has made a resolution as to which way it intends to determine the application, it is required to refer the case back to the Mayor for his decision on 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) (England and Wales) Regulations 1999 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 application relates to an irregular-shaped site, 2.13 hectares in size, situated on the Rotherhithe Peninsular, to the immediate north of Canada Water underground rail and bus station (marked by a circle on the location map below) and the north-west side of Surrey Quays Road. Map 1: Site location plan- courtesy of Glenn Howells Architects. page 2 7 Site A encompasses three of five development sites (A1, A2, A3, B1 and B2) for which outline planning permission has been granted as part of an overall Canada Water masterplan. It is bounded on the north-east by Needleman Street, on the south-east by Surrey Quays Road, and along its north-western and western boundaries by the Council-built Albion Estate. It is shown edged in red on the location map above, with site B (comprising B1 and B2) edged in blue. 8 In terms of local connections, the site is approximately 400m from the A200 Jamaica Road/Rotherhithe Tunnel Approach, part of the Transport for London Road Network. The A200 Lower Road, part of the Strategic Road Network, is approximately 250m from the site. The site is well connected to the cycle network, as National Cycle Route 4 runs along the south bank of the River Thames within 350m of the site and a network of off-street cycle paths covers the Rotherhithe peninsula. 9 The site has a public transport accessibility level of 6 on a scale of 1 to 6, where 6 is most accessible. It is adjacent to the underground rail and bus stations at Canada Water, providing access to Jubilee line tube services and, from 2010, London over-ground services on the extended East London line. Numerous bus routes serve the bus station and Surrey Quays Road, with additional services available on Lower Road and Redriff Road within walking distance. 10 At present, the site comprises a temporary sales and marketing suite for neighbouring new homes, a temporary car park and scrubland. 11 The surrounding area comprises a mix of uses, with a predominance of residential accommodation and retail uses in the Surrey Quays Shopping Centre. Details of the proposal 12 The application is for a residential-led mixed–use development consisting of a 26-storey courtyard tower (A4) located at the southern tip of the site, and three courtyard developments (A1, A2 and A3) made up of individual buildings of varying (4-8 storeys) height. 13 The development would comprise 668 residential units, of which 170 units would be affordable; 958 sq.m. of ground floor retail space fronting onto Surrey Quays Road, a 268 sq.m. community facility and associated infrastructure. 14 Vehicular access would be from Needleman Street into Swan Road through the northern portion of the site, and from Surrey Quays Road into Clack Street through the southern portion of the site. The two new roads would provide direct access to basement parking at sites A1, A2 and A3, with a combined total of 174 car spaces and 1,030 bicycle spaces. Case history 15 Southwark Council’s approved a masterplan vision for the Canada Water area in October 2005. 16 A temporary five-year permission was granted in October 2008 for a two-storey marketing suite and six off-street parking spaces that now occupy the site. 17 On 6 November 2008, a pre-application meeting was held with GLA officers to discuss a proposal for redevelopment of Site A comprising 757 new homes and approximately 2,000 sq.m. of non-residential (mostly retail and community) space, including a 27-storey tower adjacent to Canada Water station and a series of courtyard blocks varying between five and seven storeys Strategic planning issues and relevant policies and guidance page 3 18 The relevant issues and corresponding policies are as follows: • Housing London Plan; PPS3; Housing SPG; Providing for Children and Young People’s Play and Informal Recreation SPG, draft Housing Strategy • Affordable housing London Plan; PPS3; Housing SPG, draft Housing Strategy • Density London Plan; PPS3; Housing SPG • Retail London Plan; PPS6; PPG13 • Mix of uses London Plan • Urban design London Plan; PPS1 • Tall buildings/views London Plan; View Management Framework SPG, draft Revised View Management Framework SPG • Transport/parking London Plan; the Mayor’s Transport Strategy; PPG13; • Access London Plan; PPS1; Accessible London: achieving an inclusive environment SPG; Wheelchair Accessible Housing BPG Planning and Access for Disabled People: a good practice guide (ODPM) • Equal opportunities London Plan; Planning for Equality and Diversity in Meeting the spatial needs of London’s diverse communities SPG; Diversity and Equality in Planning: A good practice guide (ODPM) • Sustainable development London Plan; PPS1, PPS Planning and Climate Change Supplement to PPS1; PPS3; PPG13; PPS22; the Mayor’s Energy Strategy; Sustainable Design and Construction SPG • Biodiversity London Plan; the Mayor’s Biodiversity Strategy; Improving Londoner’s Access to Nature: Implementation Report; PPS9 • River Thames/flooding London Plan; Mayor’s draft Water Strategy; PPS25, RPG3B 19 For the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, the development plan in force for the area is the Southwark Unitary Development Plan and the London Plan (Consolidated with Alterations since 2004). 20 The following are also relevant material considerations: • The Consultation Draft Replacement London Plan • The Southwark Core Strategy (Pre-Submission Stage). • The Canada Water Area Action Plan, which is at preferred options consultation stage. Land use policy and the principle of a mixed-use development 21 The London Plan identifies Canada Water/Surrey Quays as a 47-hectare ‘Area for Intensification’, of which the application site forms a small part. Policy 2A.6 aims to maximise the benefits of good public transport accessibility in such areas and the potential to increase residential, employment and other uses, through the provision of higher densities and more mixed and intensive uses. This is supported further by policy 5D.3, which seeks to accommodate growth in South East London by promoting higher density redevelopment in town centres and at key transport nodes with good capacity and accessibility, and to achieve higher levels of provision, especially housing, wherever possible. 22 The intensification of Canada Water/Surrey Quays is thus focused on the transport interchange and district shopping centre, with significant potential for the development of infill page 4 and the intensification of existing commercial sites. More specifically, the London Plan envisages a capacity for 2,000 jobs and 2,000 new homes in the Canada Water/Surrey Quays area by 2026 (Table 5D.1).
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