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Planning Report 1 Location The Effra Site, Wandsworth Road London Ward Oval Proposal Revised proposal for redevelopment of part of St George Wharf site to provide 666 residential units, of which 200 units would be provided in a 50-storey tower, (resulting in an overall increase of 386 residential units) including affordable housing, 680 sqm of office (B1) uses, 2154sqm of retail (A1) and restaurant (A3) uses, 1924sqm of health and fitness (D2) uses, together with a riverside walkway, public space, access and car parking (106 additional spaces, resulting in overall parking of 815 spaces). (Duplicate application received ref: 03/01502/FUL). (Both applications are a departure from policies CD16 and V17 of the adopted Unitary Development Plan). Application Type Full Planning Permission Application No 03/01501/FUL/DC_HE/23966 Applicant St George South London Limited Agent Barton Willmore Planning Partnership 6th Floor, Venture House 27 - 29 Glasshouse Street London W1B 5BW Date Valid 10 June 2003 Considerations Adopted UDP Archaeological area UDP Archaeological Area : A2 : North Lambeth Adopted UDP Miscellaneous area UDP Miscellaneous Area : M7 : Vauxhall Effra Site Adopted UDP Preferred Site UDP Preferred Site : HO3 : The Albert Embankment Area Recommendation MINDED TO REFUSE PERMISSION 2 03/01501/FUL Executive Summary This report considers the third planning application to be submitted for a 180-metre tower on the south-west corner of the application site. This is the first application to be presented to the Planning Applications Committee, following the withdrawal of the previous two similar applications. The application site forms the southern half of the wider St George Wharf site (previously known as the Effra Site), which has an extensive planning history. Planning permission was granted in 1995 for redevelopment of the St George Wharf site and subsequently the Local Planning Authority has dealt with numerous applications for redevelopment and then amendments to the approved scheme. The St George Wharf site is currently under construction – phase 1 containing 180 residential flats has been completed and the remainder of the development is being implemented, including block F which is the only office building under construction at present. This application seeks to alter the current permitted scheme, but has been submitted as a new application on a different site boundary (red line boundary) from the previous applications covering approximately half of the St George Wharf site as a whole. In this regard, permission is sought for not only the changes to the permitted scheme but also for those unchanged elements of the development within the new site boundary, which have already obtained consent. Blocks H and K have planning permission under the extant permission and therefore officers have made little comment in respect of the design of these blocks. The scheme under consideration would result in changes to those buildings, particularly block K, which would be converted from offices to residential use, but the appearance and details of those buildings would not be significantly altered from that approved. Block L is, under the extant permission, a seven-storey office building and the current scheme seeks significant changes to this element of the approved redevelopment. The application seeks permission for replacement of the approved office building with a 50-storey residential tower. The application seeks permission for a scheme that would be significantly different from that previously approved by the Council. It proposals to convert both blocks K and L from offices to residential use, significantly reducing the amount of potential employment floorspace on the site. The creation of an additional 386 residential units, of which 40% would be for affordable housing, is considered beneficial in terms of the housing need of the borough (although the Council’s policy would require 50% of the habitable rooms to be affordable), however, the resulting changes to the mixed use nature of the scheme are of concern. In addition, the provision of additional housing would result in a number of impacts on the local community that would require mitigation should the scheme be considered acceptable. In this regard, officers consider that the deficiency of primary health care and children’s nursery facilities in the Vauxhall area should be addressed as the proposed increase in population would create additional demand for such services. Further, it is considered that the additional population with limited outdoor amenity space would create additional demand for public open space in the area, which needs improvement. Aside from the consideration of the visual impact that would result from the proposed tower, other potential impacts on the local community may include interference with television reception. It is considered that health care, nursery, open space and television reception issues could be mitigated by an appropriate Section 106 Agreement, however details have not been agreed with the applicant. 3 The height and scale of the proposed tower has raised concern with residents in the local community. 84 responses were received from local residents following the Council’s public consultation, of which 78 letters raised objection to the scheme. (Details of the responses are reported in paragraph 5.38 of the officer’s report). The predominant concern raised was in relation to the height of the proposed tower. In terms of statutory consultation, the GLA have responded in favour of the scheme stating that the level of affordable housing would be acceptable, the design of the tower is first class and the ground plane is greatly improved. English Heritage has raised concerns regarding the height of the proposed building and its impact upon local views and panoramas. It has concerns regarding views from local conservation areas and considers that the tower would be conspicuous in views along the river. English Heritage raise concerns that the proposal does not comply with Lambeth UDP policies in respect of high buildings. CABE raised a number of concerns during the process of the application, but have confirmed their general support for the scheme, which they consider to be an improvement on previous designs. Officers have considered the height of the tower in relation to local town and river views. In addition to the height and scale consideration is given to the resulting public realm and the quality of the architectural details. Given the inevitable prominence of such a tall building, officers consider the quality of architecture should be exceptional. An appeal has been lodged with the Planning Inspectorate against the Council’s failure to determine the application within the statutory time frame. The Planning Authority has a deadline of 28 November 2003 to submit its statement of case to the Planning Inspectorate. A resolution from Members’ in respect of the Council’s case is required. Although the application will now be determined by the Secretary of State, the Council’s view will put forward at the pending Public Inquiry expected to be set for the middle of 2004. The application under consideration was submitted in duplicate. Although only one of the applications has been appealed, officers consider it appropriate to determine both applications. Although issues relating to provision of services, facilities and telecommunications impact could be mitigated by an appropriate Section 106 Agreement if the applicant was willing, it is considered that there are principle issues of concern that would make it difficult to recommend the duplicate application for approval even after extensive negotiation. For this reason, officers request that Member’s determine both planning applications on 18 November 2003. Both applications are recommended for refusal for the reasons given at the end of this report. 1. Summary Of Main Issues 1.1. Height, scale and dominance of the proposed tower building. 1.2. Impact of the proposed tower on the local townscape and riverscape. 1.3. Design of the proposed tower in relation to the existing St George Wharf site, the ground plane around the proposed tower and the resultant public realm. 1.4. Loss of potential employment floorspace and the mixed use nature of the overall St George Wharf site. 1.5. Provision for affordable housing. 4 1.6. Public transport capacity and the proposed level of off-street car parking. 1.7. Section 106 issues of impact mitigation including nursery provision, primary health care, improvements to local open space, and telecommunications reception for nearby local residents. 2. Site Description 2.1. The application site is the southern half of the St George Wharf site (previously known as the Effra site), and is situated on the south bank of the River Thames, immediately south-west of Vauxhall Bridge. St George Wharf has a river frontage of approximately 300-metres. The site occupies a prominent position on the River Thames and is clearly visible in views from Lambeth Bridge and Westminster Bridge. Currently construction is taking place on the site. 2.2. Brunswick House, a Grade II* listed building, stands on the corner of Nine Elms Lane and Wandsworth Road. It adjoins the site but is not part of it. Its main, front elevation would be viewed against the background of the new development as amended by this proposal. 2.3. The site is highly accessible by road, rail and public transport. Vauxhall underground station is located very near the north-eastern corner of the site, whilst the Wandsworth Road frontage of the site accommodates bus stops for a number of bus services, which will relocate to the Vauxhall bus interchange when completed (currently under construction). 2.4. The construction of the two northernmost towers of the St George Wharf development, which contain primarily residential units, has been completed in the north west corner adjacent to Vauxhall Bridge. A substantial number of these units are occupied. The third and middle tower block is currently under construction. 3. Planning History 3.1.
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