It Happened in That Season That One
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THE SOUTHWARK PLAN MARCH 2004 INSPECTOR’S REPORT ON OBJECTIONS Dates of Inquiry: 36 days between 12th April and 18th July 2005 Inspector: Richard E Hollox BA(Hons) BSc(Econ) MPhil FRTPI FRICS Assistant Inspector: John R Mattocks DipTP BSc(Hons) MRTP It happened in that season that one day In Southwark, at The Tabard, as I lay Ready to go on pilgrimage and start For Canterbury, most devout at heart, At night there came into that hostelry Some nine and twenty in a company Of sundry folk happening then to fall In fellowship, and they were pilgrims all That towards Canterbury meant to ride. From The Prologue The Canterbury Tales Geoffrey Chaucer (c. 1345-1400) The Southwark Plan March 2004 – Inspector’s Report on Objections Contents Inspector’s letter to the Chief Executive, Council of the London Borough of Southwark Part 1 – Overall Strategy 11 Introduction General 12 Section 1 Introduction 15 Section 2 Format 18 Section 3 External Influences 20 Section 5 The Southwark Plan Policies 22 Section 6 Setting out the Strategy for the Use and 27 Development of Land Section 7 Special Policy Areas 36 Section 8.2 Opportunity Areas – Elephant & Castle 38 (including Walworth Road) Proposals Site 50P (Manor Place Depot, Manor Place and Early Housing Sites (Appendix 4)) Section 8.3 Opportunity Areas – London Bridge and 84 Proposals Sites 3P and 4P Section 9.1 Local Policy Areas 89 Section 9.3 Peckham including Associated Proposals Sites 90 Section 9.4 Canada Water and Proposals Sites 5P, 35P-35P 108 and 36P Section 9.5 Old Kent Road including Proposals Site 51P 129 Section 9.6 Bankside and the Borough including Proposals 132 Sites 1P and 76P Section 9.7 Bermondsey Spa and Associated Proposals Sites 136 Section 9.10 Camberwell including Proposals Site 54P 142 Section 9.11 Lordship Lane 144 Section 9.12 Dulwich 145 Section 10.2 Tackling Poverty and Encouraging Wealth 146 Creation Section 10.3 Life Chances 148 Section 10.4 Clean and Green 150 Section 10.5 Housing 152 Section 10.6 Sustainable Transport 155 Section 10.7 Residential Density and Parking Zones 156 Section 11 Specific Development Sites including Strategic 158 Policy 20 – Development Site Uses Section 12 Implementing the Plan Section 13 Sustainability Part 2 Section 1 Tackling Poverty and Encouraging 165 Wealth Creation Section 1 Tackling Poverty and Encouraging Wealth 166 Creation Figure 2 Tackling Poverty and Encouraging Wealth 168 Creation Contents 1 The Southwark Plan March 2004 – Inspector’s Report on Objections Policy 1.1 Access to Employment Opportunities 169 Strategic Policy 5 Regeneration and Creating Employment 174 Policy 1.2 Opportunity Areas 176 Policy 1.3 Strategic and Local Employment Areas 180 Policy 1.4 Preferred Office Locations 189 Policy 1.5 Mixed Use Development 195 Policy 1.6 Small Business Units 201 Policy 1.7 Live-Work Units 205 Policy 1.6 Town Centre Statements (Deleted) 207 Strategic Policy 6 Accessible Services (Paragraph 2.059) 208 Policy 1.8 Mixed Use in Town Centres (Deleted) 209 Policy 1.8 Location of Retail Provision and Other Town 210 Centre Uses and Appendix 6 – Schedule of Shopping Frontages Policy 1.9 Change of Use and New Development within 218 Town and Local Centres Policy 1.7 Protecting the range of Services available 220 (Deleted) Policy 1.10 Change of Use within Protected Shopping 221 Frontages Policy 1.11 Protecting the Range of Services Available 224 Outside the Town and Local Centres and Protected Shopping Frontages Policy 1.12 Superstores and Major Retail Developments 225 Strategic Policy 7 Arts, Culture and Tourism 227 Policy 1.13 Arts, Culture and Tourism Uses 229 Policy 1.14 Hotels and Visitor Accommodation 231 Part 2 Section 2 Life Chances including Appendix 7: 233 Planning Obligations Section 2 Life Chances 234 Section 2 General 237 Policy 2.1 Enhancement of Community Facilities 238 Policy 2.2 Provision of New Community Facilities 241 Policy 2.3 Enhancement of Educational Facilities 243 Policy 2.4 Educational Deficiency – Provision of New 246 Educational Establishments Policy 2.5 Planning Obligations 247 Appendix 7 Planning Obligations 250 Part 2 Section 3 Clean and Green 255 Section 3 Clean and Green 256 Policy 3.1 Environmental Effects 261 Policy 3.2 Protection of Amenity 265 Policy 3.3 Sustainability Appraisal 268 Policy 3.4 Energy Efficiency 272 Policy 3.5 Renewable Energy 276 Policy 3.6 Air Quality 282 Policy 3.7 Waste Reduction 285 Contents 2 The Southwark Plan March 2004 – Inspector’s Report on Objections Policy 3.8 Waste Management and Proposals Site 70P (Old 291 Kent Road Gas Works Site) Policy 3.9 Water 295 Policy 3.10 Efficient Use of Land 299 Policy 3.11 Quality in Design 300 Policy 3.12 Design Statements 302 Policy 3.13 Urban Design 305 Policy 3.14 Designing Out Crime 309 Policy 3.15 Conservation of the Historic Environment 312 Policy 3.16 Conservation Areas 316 Policy 3.17 Listed Building(s) 320 Policy 3.18 Setting of Listed Buildings, Conservation Areas 321 and World Heritage Sites Policy 3.19 Archaeology 323 Policy 3.20 Tall Buildings 327 Policy 3.21 Strategic Views 333 Policy 3.22 Important Local Views 336 Policy 3.23 Outdoor Advertising and Signage 338 Policy 3.24 Telecommunications 341 Policy 3.25 Metropolitan Open Land (MOL) and Appendix 343 10: MOL Schedule Policy 3.26 Borough Open Land (BOL) and Appendix 11: 349 BOL Schedule Policy 3.27 Other Open Space (OOS) and Appendix 12: 353 OOS Schedule Policy 3.28 Biodiversity 359 Policy 3.29 Development within the Thames Special Policy 364 Area Policy 3.30 Flood Defences 368 Policy 3.31 Protection of Riverside Facilities 370 Appendix 5 Sustainability Appraisals of the Southwark Plan 372 Appendix 6 Habitats (Deleted) 374 Part 2 Section 4 Housing including Policy 3.10 (Efficient 375 Use of Land) and Appendix 3 (Residential Density Standards) Creating Choice and Quality in Housing 376 Figure 5 Housing 378 Policy 3.10, Policy Efficient Use of Land, Density of Residential 379 4.1 and Appendix 3 Development and Residential Density Standards Policy 4.2 Quality of Residential Accommodation 390 Policy 4.3 Combining Residential and Complementary 393 Uses (Deleted) Policy 4.3 Mix of Dwellings 394 Policy 4.4 Affordable Housing including Appendix 15 – 398 Affordable Housing Policy 4.5 Wheelchair Affordable Housing 415 Policy 4.6 Loss of Residential Accommodation 417 Policy 4.7 Non Self-Contained Housing for Identified User 419 Groups Contents 3 The Southwark Plan March 2004 – Inspector’s Report on Objections Policy 4.7a Travellers Sites 421 Part 2 Section 5 Sustainable Transport 423 Section 5 Sustainable Transport 424 Policy 5.1 Locating Development 427 Policy 5.2 Transport Impacts 428 Policy 5.3 Walking and Cycling 430 Policy 5.4 Deleted 435 Policy 5.4 Public Transport Improvements 436 Policy 5.5 Transport Development Areas (TDA) 439 Policy 5.6 Car Parking and Appendix 16 - Parking 440 Standards Policy 5.7 Parking Standards for Disabled and the Mobility 447 Impaired Policy 5.8 Other Parking 448 Appendix 4 Proposals Sites Schedules 449 Appendix 12 Local Park Deficiency 455 Appendix 19 Glossary Annex Objections Contents 4 The Southwark Plan March 2004 – Inspector’s Report on Objections Chief Executive Date: Council of the London Borough of Southwark Town Hall Peckham Road LONDON SE5 8UB REPORT ON OBJECTIONS LODGED AT VARIOUS STAGES TO THE SOUTHWARK PLAN MARCH 2004 (UNITARY DEVELOPMENT PLAN - UDP) 1. As you know, I have been appointed by the Secretary of State to adjudicate on all the duly-made objections to the Southwark Plan. The Secretary of State also appointed Mr John R Mattocks as Assistant Inspector for the Inquiry. On Tuesday 12th April 2005 at 10 am I opened a public local inquiry in the ground floor committee room at the Town Hall. Most of the Inquiry sessions took place in that room. I closed the Inquiry on the afternoon of Monday 18th July 2005 on its 36th day. 2. I held a Pre-Inquiry Meeting (PIM) for the UDP Inquiry at 2 pm on Thursday 13th January 2005 at the Town Hall. This was arranged to explain procedural and administrative matters relating to the Inquiry and for ideas on an initial draft programme to be discussed. The Agenda and the Notes of, and arising from, the PIM are at Appendix C of the Appendices to my Report. During the mornings, afternoons and evenings while the Inquiry was in session, I undertook a programme of site inspections mainly on an unaccompanied basis. This continued up to the close of the Inquiry and during the reporting period. I now have the honour of presenting to you my Report, of which this letter is an important part. 3. The process of formulating the Southwark Plan is set out in your Council’s opening statement (Document CD4.29), given orally on the first day of the Inquiry. I note a few points from it. The process began with an Environmental Appraisal of the adopted (1995) UDP which was the subject of consultation in 2000. A pre-deposit consultation exercise was then undertaken on a Key Issues Paper and Local Issues Papers. The First Deposit draft of the Southwark Plan was placed on deposit during the statutory 6 weeks period from 29th November 2002 to 10th January 2003. Notices were placed in the London Gazette, the South London Press and Southwark News for 2 successive weeks. Notices were placed in all Council offices, public libraries and neighbourhood housing offices, and public meetings were held. 4. Following consideration of all the representations, the Revised (Second) Deposit draft Southwark Plan was prepared.