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4 PLANNING BOARD 4 May 2021 Agenda Item: 4 Reference No: 19/2498/F Applicant

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4 PLANNING BOARD 4 May 2021 Agenda Item: 4 Reference No: 19/2498/F Applicant PLANNING BOARD Agenda Item: 4 4 May 2021 Reference No: 19/2498/F Applicant: Legal & General Property Limited (C/O agent) Agent: Quod (Ben Ford) Site Address: Ward: Woolwich Riverside Land bound by Beresford Street and Macbean Street, Woolwich, SE18 6BG Application Type: Full Planning Permission 1. Recommendation 1.1 To grant planning permission for the following development: Residential led, mixed-use development comprising residential dwellings (Use Class C3) with ancillary residential facilities and flexible floorspace Use Classes E, F1, F2 and sui generis (market pound, public house, drinking establishment, hot food takeaway) [formerly Use Class A1-A5, B1, D1, D2 and sui generis (market pound)], new public realm with hard and soft landscaping, highway works, disabled car parking and cycle parking, access and servicing arrangements, mechanical plant and associated works. 1.2 Subject to the following: (i) Referral of the application to the Mayor of London as required under the terms of The Town and Country Planning (Mayor of London) Order 2008; (ii) Members confirming in their decision that account has been taken of environmental information, as required by Regulation 26 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017; (iii) A statement being placed on the statutory Register confirming the main reasons and consideration of which the Planning Board decision was based as required by Regulations 30 (I) (d) of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017; ITEM NO: 4 (iv) The prior completion of an agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) containing the planning obligations as summarised in the heads of terms set out in this report (see section 21), any addendums, and the minutes of this Planning Board meeting; (v) Conditions set out in Appendix 2; (vi) To authorise the Assistant Director of Planning & Building Control to: (a) make any minor changes to the detailed wording of the recommended conditions as set out in this report (Appendix 2), its addendums and the minutes of this Planning Board meeting, where the Assistant Director of Planning & Building Control considers it appropriate, before issuing the decision notice; and (b) finalise the detailed terms of the planning obligations pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended), as set out in this report, its addendums and the minutes of this Planning Board meeting. (vii) In the event that the Section 106 Agreement is not completed within three (3) months of the date of this Planning Board meeting, to authorise the Assistant Director of Planning & Building Control to consider whether permission should be refused on the grounds that the proposals are unacceptable in the absence of the benefits which would have been secured, and if so, to determine the application with reasons for refusal which will include the following: In the absence of a legal agreement to secure financial and non-financial contributions including for affordable housing, education infrastructure, health infrastructure, transport and highway works, public transport enhancements, public realm improvements, car club contributions, the provision of the market pound area for street traders at a peppercorn rate, employment and training, and environmental sustainability, the development would contrary to policies H3, H5, H(e), EA4, EA(c), E1, CH(a), IM1, IM4, IM(a) and IM(b) of the Royal Greenwich Local Plan: Core Strategy with Detailed Policies (2014) and the Planning Obligations (s106) Guidance SPD (2015). ITEM NO: 4 2. Executive Summary 2.1 The proposed development is a residential-led, mixed use development proposing 595 flats and approximately 2000 m2 of commercial floorspace at ground and first floor level, predominantly comprising a mix of retail office uses. The proposal includes three tall elements, reaching up to 22 storeys, arranged around a central courtyard with a nine-storey podium facing Beresford Street and Macbean Street. 2.2 The proposal includes 20% affordable housing by unit (24.4% by habitable room), proposed at an intermediate tenure, and therefore has been tested through the viability route to determine the maximum reasonable amount of affordable housing can be provided. Owing to the very poor viability of the scheme, which demonstrates that a 0% affordable housing offer would reach a break-even position, this is considered to be the maximum amount which can be secured. 2.3 The proposal would be car free, with parking restricted to disabled persons parking and space for deliveries and servicing, with cycle parking provision in excess of the minimum number required. 2.4 The application has been amended a number of times, and following the most recent amendments in November 2020, the quality of accommodation site wide is considered to be acceptable, however it is noted that access to light for some properties, especially in Block C, would be limited. In addition, by reason of its size and having regard to the relatively open aspect of the existing site, it is recognised that there would be some loss of light to neighbouring buildings, however significant loss of light is mostly restricted to non-residential buildings. 2.5 Consultation on the proposal has led to objections from Historic England and the council’s Conservation Officer, who advised that there is harm, albeit less than substantial harm, to nearby heritage assets including the Royal Arsenal Conservation Area, the Grade I listed Royal Brass Foundry and the Grade II listed Equitable House as a result of the height of the proposal. As such, national policy advises that this harm must be weighed against the benefits of the scheme. The design of the proposal is considered to respond relatively well to the surrounding context, and notwithstanding the height and ram to heritage assets, is broadly supported in terms of its layout, detailed design and quality of materials. 2.6 In this instance, the proposal as a whole is considered to deliver sustainable development objectives, including supporting the supply of new houses, an improved affordable house offer (compared to the viability position which ITEM NO: 4 demonstrates 0% affordable housing at a break-even position for the applicant, and the financial contributions towards health, transport, education and employment infrastructure, in addition to supporting and safeguarding the continued functioning of the Woolwich Street Traders, whose storage would be leased to the council at a peppercorn rate. As such, on balance, and whilst less than substantial harm has bene identified, the proposed development is recommended for approval on the basis that the benefits of the proposal outweigh this harm in this instance. 3. Summary 3.1 Detailed below is a summary of the application: The Site Site Area (m²) 1.175ha Local Plan Allocation (adopted Mu9 – Macbean Centre and former 2014) Woolwich Polytechnic Draft Local Plan – Site W4 - Vacant Lot on Macbean Street, Allocation Proposed Submission Market Pound, 1-4 Beresford Street (published for consultation and 1-3 Beresford Square February 2021) Heritage Assets Part of the site is within the Woolwich Conservation Area (adopted 2019). There are numerous nearby heritage assets located within the vicinity of the site. These include the grade I listed Royal Brass Foundry along with grade II* and grade II listed buildings, and locally listed buildings within the Woolwich Conservation Area and the nearby Royal Arsenal Conservation Area (within 50 metres of the site). Tree Preservation Order No Flood Risk Zone Zone 1 Proposed Building Building heights Block A 9 – 19 storeys Total height: 62.4m Block B 10 – 22 storeys Total height: 71.6m ITEM NO: 4 Block C 9 – 16 storeys Total height: 52.6m Block D 7 – 10 storeys Total height: 33.5m Block E 3 – 7 storeys Total height: 23.4m Floor area (m²) 55,748m2 (GIA) Housing Housing provision No. of dwellings 595 No. of habitable rooms 1,298 Density Dwellings per Hectare (u/ha) 506 u/ha Habitable Rooms per Hectare (HRH) 1,105 HRH Dwelling Mix Studio (1-bed / 1-person) 164 (27.6%) number (%) 1-bed / 2-person 199 (33.4%) 2-bed / 3-person 68 (11.4%) 2-bed / 4-person 134 (22.5%) 3-bed / 5-person 8 (1.3%) 3-bed / 6-person 12 (2.0%) 4-bed / 6-person 10 (1.7%) Housing Standards Complies with Technical housing Yes standards – nationally described space standard and London Plan standards? Affordable Overall Affordable Housing 317 HR Housing by (24.4%) habitable rooms Private Rent 981 HR number (%) (75.6%) Affordable Overall Affordable Housing 119 (20%) Housing / Tenure London Living Rent 36 (6%) Split by unit Discount Market Rent (Intermediate) 83 (14%) number (%) Private Rent 476 (80%) Non-Residential Uses Existing Use(s) (GIA) Existing use (Classes) / D1 and Sui Generis Operator Storage for Beresford Total Floor area = 3,010 Square market traders (m²) and vacant land Market Pound = 183 (m²) ITEM NO: 4 Proposed Use(s) Proposed use(s) 2,022 Floor Area (GIA) (Classes) / Operator (m²)/Class E, B1, F1, F2 and Sui Generis Residential (C3) 48,980 m2 including resident facilities and gym Flexible Commercial 2,022m2 (A1-A5/B1/D1/D2) Market Pound (Sui 676m2 Generis) Employment Existing Number of jobs 0 Proposed number of 103 FTE jobs on site Transportation Car Parking No. existing car N/A parking spaces No. Proposed Car 18 spaces (all blue-badge Parking Spaces wheelchair spaces) 1 blue badge car space and 3 van parking spaces for commercial use Proposed Parking 3.2% of dwellings Ratio Cycle Parking No. Proposed Cycle Residential: 942 Parking Commercial: 32 Total: 974 Visitor (short-stay): 22 Complies with policy Yes – car parking ratio higher than London Plan standard Public Transport PTAL Rating 6a - 6b Sustainability / Energy BREEAM Rating Excellent Carbon Emission Reduction (%) 57.2% Public Comments Number of Representations 17 Number of Objections 16 Number in Support 1 Material Considerations • Loss of existing buildings is not Raised: warranted.
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