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114-118 Lower Marsh, SE1 7AE

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114-118 Lower Marsh, SE1 7AE ADDRESS: 114-118 Lower Marsh, SE1 7AE Application Number: 17/04483/RG3 Case Officers: Emily Leighton and Greg Woodford Ward: Bishops Date Received: 15th September 2017 Proposal: Redevelopment of the site, involving the demolition of the existing building and erection of part 2, part 3, part 4 and part 5 storey building with basement to provide a mix of office (Use Class B1), retail (Use Class A1), flexible commercial (Use Classes A1/A2/A3), and flexible commercial/community (Use Classes A1/A2/A3/D1) together with the provision of cycle store and public realm improvements to Granby Place and associated works. (Re-consultation). Drawing numbers: SCH_01; 20_001; 20_002; 20_003; 20_004; 20_005; 20_101; 20_103 Rev A; 20_104; 20_105; 20_106 20_201 Rev A; 20_202; 20_301; 20_302 Rev A; 20_401; 20_402; 20_403 Rev A; 20_404 Documents: Application Form; Basement Impact Assessment 0899-RP-S-901 Rev 00; Cover Letter 15.09.2017; Flood Risk Assessment 0899-RP-C-903; Historic Environment Assessment – September 2017; Outline Construction and Logistics Management Plan; Outline Delivery and Servicing Plan; Statement of Public and Stakeholder Consultation; Sustainability and Energy Statement September 2017; Drainage Documentation 0899-RP-C-901; Design and Access Statement; Planning Statement September 2017; Transport Statement; Daylight and Sunlight Report 25.10.2017; Addendum to Planning Statement 17.11.2017; Email 29.11.2017 re: revised public realm plan and refuse storage details. RECOMMENDATION: Resolve to grant planning permission subject to conditions and subject to the provision of a unilateral undertaking under Section 106 of the Town and Country Planning Act 1990 to secure the planning obligations listed in this report. Agree to delegate authority to the Director of Planning, Transport and Development to: a. Finalise the recommended conditions as set out in this report b. Negotiate, agree and finalise the planning obligations as set out in this report pursuant to Section 106 of the Town and Country Planning Act. In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to officers, having regard to the heads of terms set out in the report, to negotiate, agree and finalise the planning obligations within the unilateral undertaking in order to meet the requirements of the Planning Inspector. Applicant: Agent: London Borough of Lambeth, Investment and Iceni Projects Growth SITE DESIGNATIONS Relevant site designations: Conservation Area Lower Marsh Conservation Area (CA40) Flood Risk Zone level 2 and 3 Listed Building Adjoins the Camel and Artichoke – locally listed building Site Policy N/A Local View Battersea Park to The Gherkin and Canary Wharf and NNE from Norwood Park to the City, Other Central Activities Zone (CAZ), London Plan Waterloo Opportunity Area, Lower Marsh CAZ Primary Shopping Area Frontage, Lower Marsh CAZ Frontage Boundary, Street Under Conversion Stress, Archaeological Priority Areas. LAND USE DETAILS Site area 607 sq.m Floorspace Use Class Use Description (Gross External Area) Existing A2 Job centre 122sqm D1 Library 121sqm Office (including ancillary Proposed B1 962sqm spaces) A1 Retail 187.6sqm Flexible use Commercial 97.2sqm A1/A2/A3 Flexible use Community and 137sqm D1/A1/A2/A3 commercial PARKING DETAILS Car Parking Car Parking Bicycle Spaces Motorbike Spaces Spaces Spaces (general) (Disabled) Existing 0 0 0 0 Proposed 0 0 25 0 EXECUTIVE SUMMARY The application site is currently formed of a single storey prefabricated building and a paved area open to the public known as Granby Place. The building is of no heritage significance and identified as a negative contributor to the Lower Marsh Conservation Area. The current application proposes to demolish the existing building (there is no objection to its demolition) and replace it with a part 2, part 3, part 4 and part 5 storey building with an integrated passageway to provide additional access to Granby Place, which would be upgraded to become an improved public square with planting. The ground and basement levels would be used for a retail unit, a flexible A1/A2/A3 unit, a flexible D1/A1/A2/A3 unit and a new office lobby for the upper floors of the proposed building that would provide B1 office space. The proposed uses are consistent with the London Plan and Council’s land use policies. The proposed scheme would maintain the predominant retail function of the Lower Marsh / The Cut Central Activities Zone frontage, and the proposed retail, community and office space is appropriate for the site due to its location within the Central Activities Zone and Waterloo Opportunity Area, and its convenient access to excellent public transport options. The current long-term lawful use of the application site includes 121sqm of Class D1 Use. Policy S1 (b) of the Lambeth Local Plan 2015 seeks to safeguard this use, unless one of the three ‘exemptions’ apply. The most recent D1 use on the site was the Waterloo Library, which has temporarily relocated to the Oasis Centre, 1 Kennington Road. The applicant is proposing to provide a permanent replacement library facility at the Joanna Primary School, the provision of which would satisfy the ‘exemption’ at Policy S1 (b) (ii) of the Lambeth Local Plan 2015. In the event that the applicant’s plans to provide a permanent library at the Oasis Academy Johanna School site are not successful, the applicant has agreed to a “cascading” legal obligation to be secured via a unilateral undertaking made under Section 106 of the Act. Under this obligation the applicant has agreed that 121sqm of the proposed flexible D1/A1/A2/A3 unit would only be used as Class D1 unless and until one of the exemptions in Policy S1 (b) were satisfied. The proposed building design has been refined in consultation with the Council’s conservation and urban design team through a pre-application process. The main bulk of the building largely matches the height of the adjoining roof ridges, while the fifth storey element would be set back from the street to not be visible when viewed from Lower Marsh. The proposed building would result in a significant improvement to and enhancement of the character of the Lower Marsh Conservation Area. It is officer opinion that there would be no harm to any heritage assets, and that it is not necessary to consider whether any harm would be outweighed by public benefits. Nonetheless, a list of the public benefits that arise from the development is set out in the report to assist the decision-maker. Officers are mindful that there are residential properties at the upper levels of the adjacent properties, 112-113 Lower Marsh and 119 Lower Marsh. A Daylight and Sunlight report has been provided which demonstrates that the development would not unacceptably impact on current levels of daylight and sunlight for all surrounding windows. Officers do acknowledge that there would be some overshadowing of an amenity space at the rear of 112-113 Lower Marsh, however officers do not consider that this would be unacceptable noting that the existing terrace already does not achieve the BRE standards relating to overshadowing (most of the existing terrace is overshadowed on 21 March), and noting that the proposal would achieve the BRE standards in all of the summer months (April to August) when occupants are most likely to want to use the terrace. The proposed building would not result in any undue sense of enclosure and the proposed building mass would not be located within any direct view lines from the rear windows of the adjoining residential properties. It is considered that the proposed scheme does not result in any impacts that are unacceptable in the surrounding context of a dense urban environment within the Waterloo Opportunity Area. It is officer opinion that the scheme maintains resident amenity in line with expectations of a site within the Central Activities Zone. Officers consider that the proposal in its current form would be in general compliance with the Development Plan for the Borough. There are no material considerations of sufficient weight that the application should be refused. Officers are therefore recommending approval of the scheme in accordance with the presumption in favour of sustainable development conferred upon Local Planning Authorities by the National Planning Policy Framework (NPPF). OFFICER’S REPORT Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with the Committee’s terms of reference as it relates to a major application proposal with a floor area that exceeds 1,000sqm. 1 SITE AND SURROUNDINGS 1.1 The Site 1.1.1 The application site is 607sqm in area, irregularly shaped and located on the North West side of Lower Marsh, approximately halfway between Leake Street and Launcelot Street. The site comprises a single storey pre-fabricated building constructed in 2002, which is of no historic or architectural value, and makes a negative contribution to the Lower Marsh Conservation Area. It is currently occupied by Job Shop (a local job centre), a temporary B1 office space and a temporary retail unit. 1.1.2 The site was previously the home of the Waterloo library, which has since relocated to the Oasis Centre, 1 Kennington Road on a three year lease. The Council’s Investment & Growth team, working with Oasis Community Learning, are currently exploring options to provide a permanent new home for the library at the Oasis Academy Johanna Primary School. 1.1.3 Following the relocation of the Waterloo library to the Oasis Centre, temporary planning permission was granted to use the site as a shop (use class A1) and Offices (use class B1) (see LBL ref. 16/04048/FUL). This temporary permission expires 31st August 2019. 1.1.4 Once this temporary planning permission expires, the lawful use of the site will revert back to 121sqm of non-residential institutions (Class D1) (that part of the site previously occupied by the Waterloo library) and approximately 122sqm of Class A2 Financial and professional services (that part of the site occupied by the Job Shop).
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