ADDRESS: 8 Albert Embankment & land to rear bounded by Lambeth High Street, Whitgift Street, The Railway Viaduct, Southbank House together with land at the corner of Black Prince Road and Newport Street, London, SE1 Application Numbers: 19/01304/FUL (Application A) and Case Officer: Michael Cassidy 19/01305/LB (Application B) Ward: Princes Date Received: 29/03/2019 Proposal: Phased mixed use development including up to 443 residential units and comprising: part redevelopment and restoration, conversion and extension of former Fire Brigade Headquarters building and demolition of the existing extension and re-provision of obelisk to provide a new fire station (Sui Generis), a new London Fire Brigade museum (Class D1), residential units (Class C3), a ten storey hotel (Class C1) with up to 200 bedrooms and a flexible retail/lobby space (Classes A1/A2/A3/A4/C1), and a rooftop restaurant with ancillary bar (Class A3); demolition and redevelopment of the central workshop building to provide buildings of up to twenty-six storeys plus basements, comprising business floorspace (Use Class B1), a gym (Class D2), retail units (Classes A1/A2/A3/A4) and residential units (Class C3); development of land to the rear to provide a eleven storey building plus basement, comprising a flexible commercial unit (Classes A1/A2/A3/A4/D1/D2/ B1) and residential units (Class C3); all together with associated areas of new public realm, hard and soft landscaping, basement and surface parking, servicing, means of access and plant and equipment. This application is a DEPARTURE APPLICATION: The proposed development is a departure from site allocation "Site 10 - 8 Albert Embankment and land to the rear bounded by Lambeth High Street, Whitgift Street, the railway viaduct and Southbank House SE1" of the Lambeth Local Plan (2015). This application is accompanied by an Environmental Statement (ES) which is available for inspection with the planning application documents. Hard copies may be obtained for a fee from Lichfield, 14 Regent's Wharf, All Saints Street, London, N1 9RL. | 8 Albert Embankment And Land To Rear Bounded By Lambeth High St, Whitgift St, The Railway Viaduct, Southbank Hse Together With Land Corner Of Black Prince Rd And Newport St London. Applicant: U & I (8AE) Limited & The London Fire Commissioner Agent: Lichfields Drawing Numbers: Refer to Appendix 1 Supporting Documents: Refer to Appendix 1 RECOMMENDATIONS: Application A - 19/01304/FUL 1. Resolve to grant conditional planning permission subject to the completion of an agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) containing the planning obligations listed in this report and any direction as may be received following further referral to the Mayor of London. 2. Agree to delegate authority to the Assistant Director of Planning, Transport and Development to: a) Finalise the recommended conditions as set out in this report, addendums and/or PAC minutes; and b) Negotiate, agree and finalise the planning obligations as set out in this report, addendums and/or PAC minutes pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended). 3. In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to the Assistant Director of Planning, Transport and Development, having regard to the heads of terms set out in this report, addendums and/or PAC minutes, to negotiate and complete a document containing obligations pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended) in order to meet the requirement of the Planning Inspector. 4. In the event that the Section 106 Agreement is not completed within 6 months of committee, delegated authority is given to the Assistant Director of Planning, Transport and Development to refuse planning permission for failure to enter into a section 106 agreement for the matters identified in this report, addendums and/or the PAC minutes. Application B - 19/01305/LB 1. Resolve to grant conditional listed building consent subject to the completion of an agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) containing the planning obligations listed in this report and any direction as may be received following further referral to the Mayor of London. 2. Agree to delegate authority to the Assistant Director of Planning, Transport and Development to: c) Finalise the recommended conditions as set out in this report, addendums and/or PAC minutes; and d) Negotiate, agree and finalise the planning obligations as set out in this report, addendums and/or PAC minutes pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended). 3. In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to the Assistant Director of Planning, Transport and Development, having regard to the heads of terms set out in this report, addendums and/or PAC minutes, to negotiate and complete a document containing obligations pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended) in order to meet the requirement of the Planning Inspector. 4. In the event that the Section 106 Agreement is not completed within 6 months of committee, delegated authority is given to the Assistant Director of Planning, Transport and Development to refuse planning permission for failure to enter into a section 106 agreement for the matters identified in this report, addendums and/or the PAC minutes. SITE DESIGNATIONS Designation: Description: Listed Building Yes - Grade II Listed 8 Albert Embankment & its Drill Tower on West site Conservation Area (CA) Albert Embankment (CA57) Protected views/vistas 2B.1- Parliament Hill: East of the Summit – At the Prominent Oak Tree 4A.2 Primrose Hill: The Summit 17A.2 - Hungerford Bridge Upstream 18A.2 – Westminster Bridge Local Views Brockwell Park to the city (Brixton panoramic) Key Industrial & Business Area Yes – Central & East Sites fall within the South Bank House & (KIBA) Newport Street KIBA Archaeological Priority Areas Yes – West & Central Sites within North Lambeth Archaeological Priority Area Air Quality Management Area Air Quality Management Area Flood Zone Flood Zone 3a (high risk) Opportunity Area Vauxhall, Nine Elms, Battersea (VNEB) Opportunity Area Thames Policy Area Yes - West & Central Sites Central Activities Zone Yes - West & Central Sites Site Allocation Site 10 - 8 Albert Embankment and land to the rear bounded by Lambeth High Street, Whitgift Street, the railway viaduct and Southbank House SE1 LAND USE DETAILS Site area (ha): 1.06 Hectares NON-RESIDENTIAL DETAILS Use Class Use Description Floorspace (m2) (Gross Internal Area) Existing Sui Generis Fire Station & associated 18,000sq.m buildings Proposed Sui Generis Fire Station 2,203sqm D1 Museum 1,434sqm A3 Restaurant 865sqm C1 Hotel 6,270sqm B1(a) Corporate Office 9,123sqm B1(a)/B1(b)/B1(c) Medium Workspace 1,348sqm B1(a)/B1(b)/B1(c) Small Workspace 153sqm B1(a)/B1(b)/B1(c) Micro Workspace 142sqm A1-A4/D1/D2/ Retail (incl. flexible unit on ‘East’ 628sqm B1(a)/B1(b)/B1(c) Site D2 Gym 2,849sqm C3 Residential (Market) 23,353sqm C3 Residential (Affordable) 14,231sqm N/A Parking/Plant/Refuse 8,094sqm Total 70,692sqm RESIDENTIAL DETAILS Residential No. of bedrooms per unit Total Type Habitable Rooms Studio 1 2 3 4 Total Existing Affordable 0 0 0 0 0 0 0 Private/Market 0 0 0 0 0 0 0 Total 0 0 0 0 0 0 0 Proposed Affordable 0 30 52 0 0 82 216 On-Site Rented Social Rented 0 46 0 8 0 8 42 Intermediate 21 46 15 0 0 82 158 (Shared Ownership) Private/Market 26 152 82 11 0 271 620 Total 47 228 149 19 0 443 1,036 Details/Trigger Review Pre implementation within 24 months if not implemented & Mechanisms Late Stage Review triggered at 75% of sale of market units ACCESSIBILITY Number of C3 Units M4(2) Units 399 M4(3) Units 44 PARKING DETAILS Car Parking Spaces Car Parking Spaces % of Bike Motor- (General) (Disabled) EVCP Spaces cycle Spaces Resi Sui Generis Visitor Resi Commercial/ Visitor Sui Generis Existing 0 89 0 0 0 0 0 0 0 Proposed 0 10 0 44 6 0 20% 1071 0 LEGAL SERVICES CLEARANCE AUDIT TRAIL Consultation Name/Position Lambeth Date Sent Date Report Comments in department Received Cleared para: Brian Hurwitz Legal Services 13/11/2019 - 13/11/2019- 21/11/2019 Various Partner, Sharpe 21/11/2019 21/11/2019 Pritchard EXECUTIVE SUMMARY Once home to London Fire Brigade’s Headquarters and a hub for innovation, the application site is now largely underutilised, making little contribution towards place-making and (in the case of the CMC Building) detracting from the significance of heritage assets. The site is allocated for development in the Lambeth Local Plan (Policy PN2 Site 10), which seeks retention/re-provision of the existing fire station alongside a mix of employment and residential uses. Whilst part of the site (the Central and East Sites) falls within a locally-defined Key Industrial and Business Area (KIBA), the allocation does not preclude residential development and notes that residential uses within the KIBA boundary may exceptionally be possible “if it can be demonstrated that this is necessary to achieve an acceptable scheme in all other respects”. The proposals have been subject to rigorous testing in order to provide varied employment opportunities, maximise the benefits of the scheme and demonstrate exceptional circumstances justifying residential within the KIBA boundary. This testing demonstrates the exceptional circumstances (as referred to in Policy PN2 Site 10), concluding that a mixed-use approach blending residential and employment on all three sites delivers more varied job opportunities, more housing, an enhanced public realm and significant heritage benefits when compared with an alternative scheme for employment only within the KIBA.