PLANNING STATEMENT DP9 LTD August 2016 Planning Statement Elephant & Castle Town Centre CONTENTS PAGE NO. 1.0 INTRODUCTION 2 2.0 SITE DESCRIPTION 6 3.0 PROPOSED DEVELOPMENT 12 4.0 PRE-APPLICATION CONSULTATION 19 5.0 REGENERATION AND COMMUNITY BENEFITS 23 6.0 PLANNING POLICY ASSESSMENT 25 7.0 PRINCIPLE OF DEVELOPMENT 28 8.0 EXISTING USES 36 9.0 COMMERCIAL USES 39 10.0 LEISURE AND EDUCATIONAL USES 43 11.0 RESIDENTIAL USE 46 12.0 DESIGN MATTERS 51 13.0 TRANSPORT AND ACCESS 57 14.0 ENVIRONMENTAL CONSIDERATIONS 65 15.0 DRAFT SECTION 106 HEADS OF TERMS 76 16.0 CONCLUSION 77 1 Planning Statement Elephant & Castle Town Centre 1.0 INTRODUCTION 1.1 This Planning Statement has been prepared by DP9 Ltd to accompany the application for planning permission submitted on behalf of Elephant and Castle Properties Co. Limited (hereafter referred to as the ‘Applicant’) for the proposed Elephant & Castle Town Centre development (hereafter referred to as the ‘Proposed Development’). The Application 1.2 Detailed planning permission is sought for the phased mixed use redevelopment of Elephant and Castle Shopping Centre site (hereafter referred to as the ‘East Site’) and the London College of Communication (LCC) site (hereafter referred to as the ‘West Site’). The East and West Sites comprise the overall ‘Application Site’. The Application Site is 3.56ha and is located within the London Borough of Southwark (LBS). 1.3 The Description of Development proposed is as follows: “Phased mixed use redevelopment of the existing Elephant and Castle Shopping Centre and London College of Communication sites comprising the demolition of all existing buildings and structures and redevelopment to include buildings ranging in height from single storey to 34 storeys (with a maximum building height of 124.5 m AOD) above basement (and additional space at mezzanine level within basements) to provide a range of uses including residential units (Use Class C3), retail (Use Class A1-A4), office (Use Class B1), education (Use Class D1), assembly and leisure (Use Class D2), and a new Station Entrance and Station Box for use as a London Underground operational railway station. The proposed development will also include new means of access, highway works, public realm and landscaping works, parking and cycle provision, plant and servicing, and a range of other associated and ancillary works and structures.” 1.4 Alongside the detailed planning application, an associated listed building consent application is submitted in relation to minor works proposed to the Grade II listed London Metropolitan Tabernacle associated with the redevelopment of the West Site. 1.5 This Statement assesses the planning considerations associated with the Proposed Development and considers the Development in the context of national, regional and local planning policy and guidance. Section 6 of this Statement provides an overview of the key policy and guidance relevant to the determination of the Proposed Development, whilst the text throughout the Statement refers to the relevant policy and guidance where necessary. Application Structure 1.6 This Statement should be read in conjunction with the documents, plans and technical studies submitted to accompany the planning application, as set out below. The format of the planning application has been discussed and agreed with the London Borough of Southwark (the “Council”) as part of the pre-application discussions, and a Planning Performance Agreement, which are outlined in Section 4 of this Statement. 2 Planning Statement Elephant & Castle Town Centre Planning Application Documents Planning Application Form, including the Ownership Certificate, prepared by DP9; Community Infrastructure Levy (CIL) Form prepared by DP9; Drawings (Plans, Sections and Elevations) prepared by Allies & Morrison; Landscape Drawings, prepared by Townshend; Design and Access Statement prepared by Allies & Morrison; Planning Statement including Draft Section 106 Heads of Terms, prepared by DP9; Retail Impact Assessment prepared by DP9; Regeneration Statement prepared by Regeneris; Statement of Community Involvement (SCI) prepared by Carvil Ventures; Transport Assessment prepared by WSP | Parsons Brinckerhoff; Draft Interim Framework Travel Plan prepared by WSP | Parsons Brinckerhoff; Delivery and Servicing Plan prepared by WSP | Parsons Brinckerhoff; Construction Management Plan prepared by MACE; Waste Management Strategy prepared by WSP | Parsons Brinckerhoff; Arboricultural Impact Assessment prepared by Waterman; Affordable Housing Statement prepared by DS2; Energy Statement prepared by Hoare Lea; Sustainability Strategy including BREEAM Pre-assessment prepared by Hoare Lea; Equalities Statement prepared by Quod; Rapid Health Impact Assessment prepared by Ricardo; Internal Daylight and Sunlight Report prepared by Hoare Lea; and, Environmental Statement coordinated by Waterman. 1.7 The planning application is accompanied by an Environmental Statement (‘ES’). This document has been prepared and coordinated by Waterman, with input from WSP | Parsons Brinckerhoff, MOLA, Hoare Lea, RWDI and Regeneris to assess the environmental implications of the Development. It comprises of the following: Non-Technical Summary Volume 1: Main Text Volume 2: Figures Volume 3: Townscape, Visual and Built Heritage Assessment (prepared by Tavernor) Volume 4: Appendices. 1.8 A Financial Viability Assessment prepared by DS2 has been submitted under separate cover to the Council on a private and confidential basis. 3 Planning Statement Elephant & Castle Town Centre Listed Building Consent Documents 1.9 The Listed Building Consent Description of Development proposed is as follows: 'Minor alterations to the northern elevation of the Grade II listed Metropolitan Tabernacle building, by virtue of the demolition of the immediately adjacent/abutting London College of Communications building (subject to separate planning application).' 1.10 The following plans and documents are submitted as part of the Listed Building Consent: Site Location Plan – Proposed ref. 935_00_07_002 Existing West Site - Roof Plan ref. 935_02_07_050 Existing West Site - East Elevation ref. 935_02_07_020 West Site - Ground Floor Plan ref. 935_02_07_100 West Site - Newington Butts Elevation ref. 935_02_07_210 West Site - South Elevation ref. 935_02_07_212 1.11 The submitted Design and Access Statement and Volume 3 of the ES (Townscape, Visual and Built Heritage Assessment) should be read in conjunction with the Listed Building Consent application. Structure of the Statement 1.12 This document provides an overview of the Application Site and the Proposed Development and sets out a justification for the development. The Planning Statement takes the following form: Section 2 provides a description of the Application Site and surrounding context; Section 3 sets out a summary of the Proposed Development; Section 4 summarises the consultation process; Section 5 sets out a summary of the main regeneration and community benefits; Section 6 summarises the relevant national, regional and local planning policy; Section 7 considers the principle of development; Section 8 assesses the loss or re-provision of the existing uses against applicable planning policy; Section 9 assesses the commercial elements against applicable planning policy; Section 10 assesses the leisure and educational elements against applicable planning policy; Section 11 assesses the residential elements against applicable planning policy; Section 12 considers proposed design against relevant planning policy; Section 13 summarises transport issues the against applicable policy; Section 14 summarises other relevant environmental considerations; 4 Planning Statement Elephant & Castle Town Centre Section 15 sets out the Draft Section 106 Heads of Terms; Section 16 sets out the overall conclusions. 5 Planning Statement Elephant & Castle Town Centre 2.0 SITE DESCRIPTION 2.1 This section of the Planning Statement provides details of the Application Site in its existing condition, as well as its immediate surroundings. The Application Site 2.2 The Application Site is located within the geographical area of the London Borough of Southwark (“LBS”), who are the Local Planning Authority (“the Council”). The 3.56ha Application Site is located at the heart of Elephant and Castle Town Centre, bisected by Newington Butts (A3) on a north-south axis. The Application Site occupies two individual sites in prominent positions immediately southwest and southeast of the Elephant and Castle roundabout. 2.3 The ‘East Site’ comprises the existing Elephant and Castle Shopping Centre, to its northeast the London Coronet Theatre, Charlie Chaplin public house, market stalls, newsagent and dental surgery, as well as the London Underground Northern Line station entrance and Northern Line ticket hall. The Elephant and Castle Rail Station is located to immediately to the east, accessed through the shopping centre and Elephant Road. Elements of the railway viaduct and arches are within the Application boundary. The East Site is bounded by: New Kent Road (A201) to the north; A recently improved former roundabout (hereafter referred to as the ‘peninsula’) to the northwest; Elephant and Castle Rail Station, viaduct, arches and Elephant Road to the east; Walworth Road (A215) to the south; The ‘Southern Junction’ to the southeast; and Newington Butts to the west (A3). 2.4 The West Site comprises the existing UAL London College of Communication (UAL:LCC). The West