Item No. Classification: Date: Meeting Name: 5.1 OPEN 25/09/19 & 30/09/19 Planning Committee Report title: Development Management planning application: Application 18/AP/1604 for: Full Planning Application Address: Land bounded by Lower Road, Redriff Road, Quebec Way and Surrey Quays Road and Site at Roberts Close, SE16 Proposal: Hybrid application seeking detailed planning permission for Phase 1 and outline planning permission for future phases, comprising: Outline planning permission (all matters reserved) for the demolition of all existing structures and redevelopment to include a number of tall buildings (up to 138m AOD) and up to 656,200sqm (GEA) of floorspace comprising the following mix of uses: retail (Use Classes A1-A5), workspace (B1), hotel (C1), residential (C3), assisted living (C2), student accommodation, leisure (including a cinema) (D2), community facilities (including health and education uses) (D1), public toilets, nightclub, flexible events space, an energy centre, an interim and permanent petrol filling station, a primary electricity substation, a secondary entrance for Surrey Quays Rail Station, a Park Pavilion, landscaping including open spaces and public realm, works to the Canada Water Dock, car parking, means of access, associated infrastructure and highways works and demolition or retention with alterations of the Press Hall and Spine Building of the Printworks; and Detailed planning permission for the following Plots in Phase 1: • Plot A1 (south of Surrey Quays Road and west of Deal Porters Way) to provide uses comprising retail (A1-A5), workspace (B1) and 186 residential units (C3) in a 6 and 34 storey building (129.4m AOD), plus a basement; • Plot A2 (east of Lower Road and west of Canada Water Dock) to provide a leisure centre (D2), retail (A1-A5), and workspace (B1) in a 4, 5 and 6 storey building plus a basement. • Plot K1 (east of Roberts Close) to provide 79 residential units (C3) in a 5 and 6 storey building. • Interim Petrol Filling Station (north of Redriff Road and east of Lower Road) to provide an 8-pump petrol filling station with kiosk, canopy and forecourt area. Each plot with associated car parking, cycle parking, landscaping, public realm, plant and other relevant works. The application is accompanied by an Environmental Statement submitted pursuant to the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended). Wards Rotherhithe and Surrey Docks From: Director of Planning Application Start Date 11/05/2018 Application Expiry Date 31/08/2018 Earliest Decision Date 20/07/2019 PPA Date 1 Contents Chapter Theme Page Executive Summary 3 Recommendation 12 Chapter 1 Background Information 13 Chapter 2 The Proposed Development 16 Chapter 3 Relevant Planning History 30 Chapter 4 The Development Plan 34 Chapter 5 Consultation Summary 39 Chapter 6 Principle of Development 50 Chapter 7 Environmental Impact Assessment 55 Chapter 8 Density 61 Chapter 9 Housing and Viability 65 Chapter 10 Town Centre 75 Chapter 11 Community Infrastructure 95 Chapter 12 Transport 100 Chapter 13 Design and Heritage Impacts 126 Chapter 14 Quality of Accommodation 162 Chapter 15 Neighbour Impacts 170 Chapter 16 Green Infrastructure and Ecology 204 Chapter 17 Energy and Sustainability 212 Chapter 18 Infrastructure and Utilities 224 Chapter 19 S106 Agreement and Community Infrastructure Levy 228 Chapter 20 Statement of Community Involvement, Equalities and Human 231 Rights Chapter 21 Conclusion 239 Appendix 1 Draft Decision Notice Appendix 2 Consultation Undertaken Appendix 3 Development Consultation Charter Appendix 4 Relevant Planning Policies Appendix 5 Detailed Daylight, Sunlight and Overshadowing Results Appendix 6 Summary of Cumulative Environmental Impacts Appendix 7 Index of figures and tables 2 Executive Summary This hybrid planning application, submitted by British Land, is the culmination of over 5 years of engagement with the Council, with statutory bodies, and with local people groups and other stakeholders. The submitted Masterplan would lead to the complete transformation of the Canada Water core area, creating a major new town centre with a diverse mix of jobs, shops, homes, leisure activities and cultural facilities. This report describes and assesses the application, including its impacts on the local area. The extent to which the application complies with the development plan is explained, including how it addresses the key objectives of the Canada Water Area Action Plan. The recommendation of the Director of Planning is that planning permission should be granted, subject to conditions and completion of a satisfactory s106 legal agreement. The resolution of the Planning Committee would be required to be referred to the Mayor for London, and the final decision notified to the Secretary of State. The report is set out as a series of chapters, relating to the following material planning considerations. More detail on each of the topics is set out in the body of the report, and supported where relevant by additional information in Appendices to the report. Chapter 1: Background information describes the site and its context. Chapter 2: The Proposed Development sets out nature of the planning application and a summary of the proposal for redevelopment of the site, including land uses, building form and heights and a description of the key documents which would be approved if planning permission is granted. Chapter 3: Relevant Planning History details the planning permissions issued on the site and key decisions relevant to neighbouring sites. Chapter 4: The Development Plan summarises the policy documents most relevant to the assessment of this planning application and the extent to which these are material considerations. Chapter 5: Consultation Summary provides an overview of the responses received to the rounds of consultation undertaken for this planning application from the public, groups and statutory bodies. The public responses were broadly supportive of the proposed redevelopment but objections were raised to specific aspects, such as the building heights, transport, daylight and sunlight impacts, and construction phase impacts. The different aspects raised by the consultation responses are considered in the different topic chapters in this report. Chapter 6: Principle of Development The principle of the redevelopment of Canada Water is established in the development plan. Policies in the Core Strategy and Canada Water Area Action Plan (AAP) support the creation of a new town centre with increased retail space, and a more intensive form of development to provide around 2,500 new homes and 2,000 jobs. Surrey Quays Shopping Centre, Surrey Quays Leisure Park and Harmsworth Quays Printworks are identified as site allocations in the AAP. The London Plan (2016) identifies Canada Water as an Opportunity Area, with minimum targets of 2,000 new jobs and 3,300 new homes with significant potential for mixed use regeneration so that the Town Centre could evolve from a District to a Major Town Centre 3 (with potential for a substantial increase above the minimum targets). Canada Water is now also a Housing Zone, with the draft London Plan establishing it as a Major Town Centre with high potential for commercial and residential growth. The proposed land uses within the Masterplan would accord with the AAP and would be suitable for a mixed use town centre. The proposal has been assessed against the series of overarching themes and objectives set out in the AAP. The scale of development is significantly higher than anticipated in the AAP and Core Strategy but is commensurate with that now set out in the draft London Plan. In principle, this level of development is considered acceptable. Later chapters of this report will consider the different environmental impacts of this scale of development. Chapter 7: Environmental Impact Assessment The proposed development exceeds all three of the suggested thresholds for an urban development project in the EIA Regulations. Therefore an Environmental Statement has been provided with the application, in line with the topics required in the council’s ‘Scoping Opinion’ issued in April 2018. The ES models the ‘worst case’ scenario of the outline part of the proposal (given its inherent flexibility) plus the detailed plots. The environmental impacts are summarised in Appendix 8. Alternative proposals and the cumulative effects both as a combination of different effects associated with the development on defined sensitive receptors, and the combined effects with other reasonably foreseeable developments near the Masterplan site are also considered. The environmental information must be taken into account when reaching a decision on this application. The particular environmental effects and mitigation measures are detailed in the relevant chapters of this report, but it is recognised that overall the development would result a range of positive environmental effects and a range of adverse environmental effects, including some adverse residual environmental effects after mitigation measures. The flexibility sought for the outline component of the development does provide an opportunity for some of the adverse effects which have been identified to be ‘designed-out’ through the subsequent Reserved Matters process. The adverse impacts must therefore be weighed in the balance with all of the other benefits and dis-benefits arising from the application, and Members are referred to the conclusion to this report which draws these issues together. Chapter