Item No. Classification: Date: Meeting Name: 2 Open 18 December 2014 Planning Committee Report title: Development Management planning application: Application 14/AP/1862 for: Full Planning Permission Address: 128-150 BLACKFRIARS ROAD, LONDON SE1 Proposal: Demolition of existing buildings and development of a mixed use scheme comprised of 5 buildings ranging between 5 and 27 storeys high (maximum height of 96.5m AOD to top of roof plant), comprising 336 residential units (Class C3), 2,502sqm of office (Class B1), 1,200sqm of retail (Class A1- A4), 528sqm of office or retail (Class B1 or Class A1-A4) and 154sqm of ancillary residential floorspace (residents gym), 79 basement car parking spaces together with access, hard and soft landscaping and other associated works incidental to the development. The application is accompanied by an Environmental Statement submitted pursuant to the Town and Country Planning (Environmental Impact Assessment) 2011. Ward(s) or Cathedrals groups affected: From: Head of Development Management Application Start Date 01/07/2014 Application Expiry Date 21/10/2014 Earliest Decision Date 22/11/2014 RECOMMENDATIONS 1 a) That planning permission is granted subject to conditions and the applicant entering into an appropriate legal agreement by no later than 28 February 2015, and subject to referral to the Mayor of London; b) If it is resolved to grant planning permission, that it is confirmed that the environmental information has been taken into account as r equired by Regulation 3(4) of the Town and Country Planning (Environmental Impact Assessments) Regulations 2011; c) That it is confirmed that, following issue of the decision, the Head of Development Management should place a stateme nt on the Statutory Register pursuant to Regulation 24 of the Town and Country Planning (Environmental Impact Assessments) Regulations 2011 which contains the information required by Regulation 21 and that for the purposes of Regulation 24(1)(c) the main r easons and considerations on which the planning committee's decision is based are as set out as in this report; d) In the event that the requirements of (1a) are not met by 28 February 2015 the Head of Development Management be authorised to refuse plan ning permission for the reasons set out under paragraph 402 of this report. BACKGROUND INFORMATION Site location and description 2 The application site is approximately 1.02ha is size and located at the southern end of Blackfriars Road at its junction with St. Georges Circus. The site is bounded by Blackfriars Road to the west, Tadworth House to the north, Bazeley House and Milcote S treet to the east, Muro Court to the south east and Borough Road to the south. 3 The site is currently occupied by three buildings of up to nine stories in height dating from the 1960s, these being Hill House, Milcote House and Erlang House. Hill House has been vacant since 2009, Milcote House is currently let for use as three artist studios, whilst Erlang House is currently occupied by the Artists Studio Company and is used as studios for approximately 105 artists. The buildings originally provided 13, 348sqm of B1 office floorspace. To the south of Erlang House the site comprises a disused car park. 4 The area is characterised by a mix of uses and building types, including residential, commercial, education uses and student accommodation. The surrou nding buildings vary in design and height of between four and 12 storeys. The predominant height of buildings along Blackfriars Road is eight storeys. 5 There are no listed buildings or structures within the application site, however at the southern-mos t end of the application site, the portion of the site that is currently fenced off to the south of Erlang House and extends from Blackfriars Road around the edge of the Circus and just into Library Street, falls within the St George's Circus Conservation Area. Several Listed Buildings (Grade II) are located in the vicinity, the closest being: - The Obelisk at the centre of St George's Circus (Grade II*) - St George the Martyr Library - The Duke of Clarence Public House - Nos. 109-112 Borough Road, former Presbyterian Chapel - Nos. 113-119 Borough Road - The Peabody Estate. 6 The site has a high public transport accessibility level (PTAL) of 6b. There are mainline stations and underground stations within the vicinity of the site, including Elephant an d Castle which is approximately 500m away. Numerous bus routes serve the site along Blackfriars Road and Borough Road and the nearest Transport for London (TfL) road is the A201 Blackfriars Road. Details of proposal 7 The proposed development involves the erection of five blocks comprising the following: Use Area (m2) Residential 34,518 Office (B1) 2,502 Retail (A1, A2, A3 and A4) 1,200 Office or Retail 528 Total (including basement) 39,467 Block A 8 A nine storey building to the north of the site fronting Blackfriars Road. This provides retail and office use at ground floor, residential accommodation above with a communal amenity space at roof level. Block B 9 Comprised of two parts being a 10 st orey building (Block B1) fronting Blackfriars Road, with upper floor set back, and a 27 storey tower being 96.5m in height (Block B2). Block B accommodates office units at ground and first floor, retail units at ground floor and residential accommodation above with a communal amenity space at roof level. Block B3/4 10 Set to the east of Blocks B1/2 and comprising a five storey building accommodating a restaurant/cafe use at ground floor, office uses at basement, ground and first floor, and residential accommodation above with a communal amenity space at roof level. Block C 11 An eight storey building, with upper floor set back, at the St George's Circus junction of Blackfriars Road and Borough Road. The building would provide retail and office use at ground floor and residential accommodation above. 12 A single le vel basement would be provided beneath Blocks A, B1/2 and C and partially beneath Block B3/4. The basement would provide 78 car parking spaces, 662 secure cycle parking spaces (with a further 92 provided at ground floor level), 8 motorcycle parking spaces , an energy centre and plant rooms, ancillary residential storage and office space (under Block B3/4). 13 The residential accommodation comprises 336 residential units providing a mixture of one, two and three bedroom units. Unit type Quantity Studio 10 1 bedroom 102 2 bedroom 173 3 bedroom 51 Total 336 14 The development proposes 91 affordable homes representing 30% of total habitable rooms and comprisin g affordable rent and shared ownership units. These are provided within Blocks A and B1. A further in-lieu affordable housing payment has been offered. 15 Amendments have been received during the course of the application as follows: − Alteration to mi x and layout of units resulting in increased number of affordable habitable rooms. − Alteration to window arrangement on blocks A and C to accommodate change of layout of units. − Removal of servicing route through the site. − Segregation of cyclists at top of basement access ramp. − Reallocation of basement parking spaces for service vehicles. − Minor changes to detailing and material use within tower. Planning history 16 13/AP/1766 Application type: Scoping Opinion (EIA) (SCP) Request for an EIA Scopining Opinion in relation to the redevelopment of the site to provide a mixed use development up to 27 storeys high comprising 384 residential units (Class C3), retail (Classes A1 and A3) and office (Class B1) uses with underground car parking, a landscaped public area and other ancillary works Decision date 13/08/2013 Decision: Scoping Opinion - EIA Regs (SCP) Planning history of adjoining sites 17 08-AP-2427 LAND ADJOINING LIBRARY STREET DAVIDGE STREET KING JAMES STREET AND MILCOTE STREET SE1 0RN Erection of a part three, part four, part five, part six storey block (22.69m AOD) comprising 34 residential flats with private terraces/balconies, communal courtyard and roof garden with pergola and cycle parking; erection of 6 three storey 4 bedroom townhouses with private gardens and provision of a community allotment garden. Part of the Elephant and Castle Early Housing Scheme. Decision date 17/12/2008 Decision: Granted with Legal Agreement KEY ISSUES FOR CONSIDERATION Summary of main issues 18 The main issues to be considered in respect of this application are: a) Principle of the proposed development in terms of land use and conformity with strategic policies; b) Environmental impact assessment; c) Density; d) Dwelling mix; e) Affordable housing; f) Quality of residential accommodation; g) Impact on the amenities of occupiers of adjoining properties; h) Impact of adjoining uses on occupiers of proposed development; i) Transport issues; j) Design issues, including layout, height and massing; k) Impact on strategic and local views and sett ing of adjacent listed buildings and conservation areas; l) Ecology and biodiversity; m) Landscaping and Impact on trees; n) Wind; o) Archaeology; p) Land contamination; q) Water resources and flood risk; r) Socio-economic implications; s) Equalities; t) Planning obligations; and Energy and sustainability. Statutory Duties 19 The following main duties apply: a) In dealing with the application the Council is under a duty to have regard to the provisions of the development plan, so far as material to the application, to local finance considerations so far as material to the application, and to any other material considerations (Section70(2) Town & Country Planning Act 1990); b) The Council is to determine the application in accordance with the development plan unless other material considerations indicate otherwise (Section 38(6) of the Planning and Compulsory Purchase Act 2004); c) In considering whether to grant planning pe rmission for development which affects a listed building or its setting, to have special regard to the desirability of preserving the building or its settings or any features of special architectural or historic interest which it possesses.