P7065 55 LANT STREET, SE1 PLANNING STATEMENT & STATEMENT OF COMMUNITY INVOLVEMENT 17/11/2020 judd.co.uk - www.rolfe P7065 On behalf of Damgate Freeholds Limited 55 LANT STREET, SE1 Blocks A and B Lant Street, PLANNING STATEMENT London, SE1 Planning Statement & STATEMENT OF COMMU NITY INVOLVEMENT RJP: P7065 17/11/2020 November 2020 www.rolfe-judd.co.uk Contents 1.0 Introduction 1 1.1 Summary 1 1.2 Planning Statement 2 1.3 Supporting Application Documents 3 2.0 The Application Site and Surrounding Area 4 2.1 Site Description & Location 4 2.2 Planning History of The Site 5 2.3 Surrounding Area 7 3.0 Pre-Application, Consultation and Withdrawn Application 10 3.1 Pre-Application Advice (ref. 18/EQ/0262 & 18/EQ/0401) 10 3.2 Statement of Community Involvement 11 3.3 Previously Withdrawn Application (ref. 20/AP/1272) 12 4.0 The Application Scheme 15 4.1 Overview 15 4.2 Detailed Description 15 5.0 Relevant Planning Policies 18 5.1 The Adopted Development Framework 18 5.2 National Planning Policy Framework (2019) 18 5.3 The London Plan (2016) and Intend to Publish London Plan (2019) 20 5.4 Southwark Local Plan 23 6.0 Planning Considerations 25 6.1 Principle of Development 25 6.2 New Housing 26 6.3 Affordable Housing 26 6.4 Unit Mix 27 6.5 Heritage 28 6.6 Design Considerations 29 6.7 External Amenity & Play Space 31 Planning Statement i 6.8 Daylight, Sunlight and Overshadowing 32 6.9 Transport 34 6.10 Refuse 35 6.11 Energy and Sustainability 36 6.12 Flood Risk 37 6.13 Planning Obligations and Community Infrastructure Levy (CIL) / Draft Heads of Terms 37 7.0 Conclusion & Planning Balance 38 Planning Statement ii 1.0 Introduction 1.1 Summary 1.1.1 This planning statement has been prepared by Rolfe Judd Planning Ltd on behalf of the applicant, Damgate Freeholds Ltd, in support of a planning application for the erection of one additional storey on Blocks A and B to create 9 new residential homes, in addition to a new rooftop terrace and associated waste and cycle storage. 1.1.2 The overall site comprises three residential blocks: - Block A (Flats 1-47 & 2 & 6), Sanctuary Street, London SE1 1EA - Block B (Flats 2-33), Isaac Way, London SE1 1EE - Block C (Flats 1-12), Gaitskell Walk, London SE1 1EF 1.1.3 However for this application, Block C will not form part of the proposed development and the figure below is for informational purposes only. 1.1.4 The key benefits of the application scheme are as follows: Efficient use of a previously development site for high-quality and accessible homes in the airspace above the existing building. Planning Statement 1 Erection of one additional storey on the two existing residential blocks (Blocks A and B) to accommodate 9 high-quality new homes, ranging in size to accommodate some family-sized homes. Spacious private external amenity space via balconies, designed in accordance with the Draft London Plan. New communal roof terraces. Secure cycle storage within the undercroft for new residents, in accordance with the Draft London Plan Cycle Standards. Car-free development Additional associated waste storage at ground floor level for new residents. The design of the building incorporates high-quality and contemporary light stone colour cladding with full- height double glazing to ensure the façade design and materiality provides a positive contribution to the streetscene and surrounding historic environment. Adopts inclusive design standards to ensure the new residential homes are accessible to all users. Adopts sustainable design and energy efficient measures to mitigate and reduce any potential carbon emissions on-site. 1.1.5 For the purpose of the planning application, the application scheme is described as follows: “Erection of one additional storey on Blocks A and B to create 9 no. residential units, including a new roof terrace and associated waste and cycle storage at basement and ground floor level” 1.2 Planning Statement The purpose of this statement is to support a planning application for the erection of a single storey extension on Blocks A and B for 9 new homes, including other associated works. In particular, this statement identifies and describes the key opportunities and constraints presented by the proposed development. 1.2.1 The statement provides a comprehensive analysis of the relevant planning policy framework at national, strategic and local levels. As such, the planning statement is structured as follows: Section 1: Introduction Section 2: The Application Site and Surrounding Area Section 3: Pre-Application, Consultation and Withdrawn Application Section 4: The Application Scheme Section 5: Relevant Planning Policies Section 6: Planning Considerations Section 7: Conclusion and Planning Balance Planning Statement 2 1.3 Supporting Application Documents 1.3.1 This planning statement should be read in conjunction with the following additional documents, which accompany the application: Planning Application Form, Certificates and CIL Form – prepared by Rolfe Judd Planning Ltd Existing and Proposed Drawings – prepared by GML Architects Design & Access Statement – prepared by GML Architects Viability Appraisal – prepared by Bespoke Heritage Statement – prepared by Heritage Collective Daylight Sunlight Report – prepared by Avison Young Statement of Community Involvement – prepared by Rolfe Judd Planning Ltd (contained within this Planning Statement) Energy Assessment – contained within the Design and Access Statement Transport Assessment – prepared by Caneparo Associates Construction Environment Management Plan – prepared by Ridge & Partners LLP Noise Impact Assessment – prepared by Hann Tucker Air Quality Assessment – prepared by Air Quality Assessments Ltd Development Charter Engagement Summary – Damgate Freeholds Ltd / Rolfe Judd Planning Ltd Draft Planning Obligations – Rolfe Judd Planning Ltd (contained within this Planning Statement) Planning Statement 3 2.0 The Application Site and Surrounding Area 2.1 Site Description & Location 2.1.1 The application site (Blocks A and B) is located within a residential estate fronting Lant Street, Sanctuary Street, Isaac Way, and Weller Street. The site is located west of Borough Station in the London Borough of Southwark. The three blocks are five storeys in height (above basement), and are in sole residential use (Class C3). Blocks A, B and C (above), on Sanctuary Street, Isaac Way, and Weller Street, Southwark 2.1.2 Block A is the largest of the three residential blocks, located on the corner between Sanctuary Street and Lant Street. It currently comprises 50 privately-rented residential homes, with 32 x 1-bed units and 18 x 2-bed units. 2.1.3 Block B is the central block situated within the courtyard of Isaac Way. It comprises a mix of 22 privately-rented homes (12 x 1-bed units & 10 x 2-bed units) and 10 affordable homes (5 x 1-bed units, 2 x 2-bed units, 3 x 3-bed units). 2.1.4 Block C is an L-shaped property situated between neighbouring properties on Weller Street. The block contains affordable housing and is managed by Wandle Housing Association Limited; a registered social housing landlord. There are 12 homes in total; 6 x 1-bed units and 6 x 2-bed units. 2.1.5 The main pedestrian entrance to Blocks A and B is provided from Sanctuary Street. 2.1.6 Currently, 70 parking spaces are provided for the residential blocks at basement level, 7 of which are blue-badge parking spaces. In addition to this, there are 30 cycle spaces. The basement carpark entrance is accessible via Sanctuary Street and Weller Street, and through the main cores of Blocks A and B. Planning Statement 4 2.1.7 The existing refuse and recycling storage for each of the residential blocks are separately located at the ground floor level. All refuse storage facilities are enclosed and secured. 2.1.8 There is approximately 739sqm of communal amenity space at the ground floor level; of which 306sqm is dedicated to soft landscaping (i.e. green areas), and 433sqm is hard landscaping. 2.1.9 The site has a PTAL rating of 6b, which indicates excellent access to public transport and amenities including numerous bus routes running along Borough High Street. It is also within short walking distance to Borough tube station. 2.1.10 None of the buildings are listed, however the site is located within the Liberty of the Mint Conservation Area, which is recognised as a ‘tightly-knit urban realm, with high quality examples of historic and modern social housing, former warehouses, 19th century townhouses, some with commercial premises at ground floor, public houses and a large Victorian board school’ (The Liberty of the Mint Conservation Area Appraisal, 2018). 2.1.11 The site is also located in the Bankside, Borough and London Bridge Opportunity Area, and the Core Central Activities Zone (CAZ). 2.2 Planning History of The Site 2.2.1 Prior to the construction of the three residential blocks currently at the site, the history of the application site can be traced back through historical maps and photographs from The London Picture Archive, dating early 20th century. 2.2.2 Lant Street, as recognised within the Liberty of the Mint Conservation Area Appraisal, runs east to west through the centre, and its width suggests it was once a street comprised of a series of terraced buildings. Map 1: The application site boundary annotated onto a 1914 OS Map (extracted from the Heritage Statement, Heritage Collective) 2.2.3 As shown in Map 1 above, the majority of the site once comprised a Cart and Wheel Works, and the southern element of the site once formed part of a series of Georgian terraced houses. Planning Statement 5 2.2.4 Below, is an historic photograph from The London Picture Archive (Photo 1 dated.