ADDRESS: Vauxhall Bus Station, Bondway, London Application Number: 17/04741/FUL Case Officer: Jeffrey Holt Ward: Oval Date Received: 03 October 2017 Proposal: Redevelopment of the site involving demolition of existing bus station and erection of a 3 storey building at the northern end for bus-related operational use with part retail (Use Class A1) at ground floor level, and a single storey building at the southern end for bus- related operational use. Installation of main bus station canopy; new and replacement bus shelters; alterations to existing vent shaft and lift shaft; installation of pissoir, temporary kiosk and associated works Drawing numbers: VAUX - PL-0-001; VAUX - PL-0-002; VAUX - PL-0-121; VAUX - PL-0-201; VAUX - PL-0- 202; VAUX - PL-1-002; VAUX - PL-1-003; VAUX - PL-1-012; VAUX - PL-1-013; VAUX - PL-1-111; VAUX - PL-1-112; VAUX PL-1-113; VAUX - PL-1-114; VAUX - PL-1-115; VAUX - PL-1-116; VAUX PL-1-117; VAUX - PL-1-118; VAUX - PL-1-119; VAUX - PL-1- 120; VAUX - PL-1-121; VAUX - PL-1-201; VAUX - PL-1-202; VAUX - PL-1-211; VAUX - PL-1-212; VAUX - PL-1-213; VAUX - PL-1-214; VAUX - PL-1-215; VAUX - PL-1-216; VAUX - PL-1-217; VAUX - PL-1-218; VAUX - PL-1-311; VAUX - PL-1-312; VAUX - PL-1- 313; VAUX - PL-1-314; VAUX - PL-1-315; VAUX - PL-1-316. Documents: Planning Statement; Statement of Community Involvement; Design and Access Statement; Archaeological Assessment; Flood Risk Assessment; Land Contamination Assessment; Noise Impact Assessment; Air Quality Assessment; Demolition Statement; Transport Assessment; Waste Management Strategy; Servicing and Deliveries Management Plan; Arboricultural Statement.; Vauxhall Cross Traffic Modelling Explanatory note. RECOMMENDATION: 1. Resolve to grant conditional planning permission for the reasons given in the report and grant planning permission subject to: a. referring the application to the Mayor of London and any direction by the Mayor of London; and b. the conditions set out in this report 2. Agree to delegate authority to the Assistant Director of Planning and Development to: a. Consider any direction from the Mayor of London and to make any consequential or necessary changes to the recommended conditions as set out in this report; b. Finalise the recommended conditions as set out in this report including such refinements, amendments, additions and/or deletions as the Assistant Director of Planning and Development considers reasonably necessary; andIssue the permission. Applicant: Agent: Transport For London Laura Stritch 5 Endeavour Square 5 Endeavour Square Westfield Avenue Westfield Avenue E20 1JN E20 1JN EXECUTIVE SUMMARY i. The principles of the Mayor’s Vauxhall Nine Elms Battersea (VNEB) Opportunity Area Planning Framework (OAPF) 2012, along with the policy and guidance contained within London Plan Policy 6.1, the Council’s Local Plan policy PN2 and the Vauxhall Supplementary Planning Document (SPD) 2013, fully promote and support the strategic transformation of Vauxhall. This support is primarily set within the context of realising the Opportunity Area’s growth ambitions in a sustainable and inclusive way. Central to this transformation is the removal of the Vauxhall gyratory and reinstatement of two-way traffic and creation of new public realm. ii. Planning permission is sought for the demolition of Vauxhall Bus Station and its replacement with a new bus station. A new bus station is required as the current one would not work under the new two-way road system and public realm being developed in place of the existing Vauxhall gyratory. In addition to these practical constraints, the new bus station would provide a modern interchange that to would accommodate growth in passenger numbers resulting from population growth in the Opportunity Area. The gyratory removal and public realm works fall outside the scope of this application as they would benefit from Permitted Development rights. However, they seek to improve the attractiveness of the public realm, walking, cycling and taking public transport as well help deliver the council’s aspiration for new district centre in Vauxhall. iii. The existing bus station consists of a contemporary metal clad structure and a long, narrow metallic canopy over a series of bus stops located on Bondway. It is in the heart of Vauxhall district centre and is located above the Underground station and next to the train station creating a busy transport interchange. Surrounding development is mixture of residential and commercial development of varying ages and styles however there is an ongoing transition towards more high density development as part of the regeneration of the VNEB Opportunity Area. iv. The proposed bus station would consist of a 3-storey ‘Pavilion’ building housing bus operational facilities and a retail kiosk. In one corner of the Pavilion would be a clock tower reaching a height of 23m. These two elements would have a contemporary design characterised by exposed steel frame with coloured ceramic baguettes (rods) and lighting to create a visually permeable façade. Bus stops would be retained on Bondway and Kennington Lane and others relocated to Wandsworth Road. These would all be covered by a canopy. A large single canopy would stretch from the Pavilion south to a new access road between Bondway and Wandsworth Road and smaller standalone canopies would cover stops farther south and east. The canopies would share the same design of a polymer roof sitting on timber beams supported by concrete columns. Seating, customer information, toilets, baby change facilities and a public urinal/pissoir would also be provided. v. The principle of the replacement bus station is strongly supported by land use, regeneration and transport policy. The proposal responds to the associated proposal to introduce two way working on surrounding roads in place of the current gyratory system. These wider proposals are expected to benefit pedestrians and cyclists and reduce the severance created by the current road layout as well as providing a better interchange between bus and rail services. The proposed bus station layout is less compact than the current facility, with bus stops distributed more widely, but is considered overall to provide an appropriate response to the wider highway plans. vi. The new bus station is of high quality design, responds appropriately to the new road layout and the emerging character of Vauxhall Cross. It is a suitable replacement for the existing structure. There would be no harm to heritage assets or protected views. The existing bus canopy provides poor weather protection and this would be much improved by the new canopy. vii. The new station would cause no significant harm to residential amenity compared to the existing bus station. Demolition and construction impacts would be managed by appropriate management plans. Subject to conditions, the proposal would be compliant with technical requirements in respect of sustainability, flood risk, drainage, air quality, refuse storage and contaminated land. viii. The proposed development has been subject to a long programme of public consultation prior to submission. Consultation on the planning application attracted 92 of which 67 were objections. The points raised have been addressed in this report. ix. The proposed development has been assessed against the development plan and all other material considerations, including national planning policy, and it is considered that subject to appropriate conditions the application should be approved. x. The proposed development is an application of potential strategic importance to London and as such is referable to the Mayor of London pursuant to the Town and Country Planning (Mayor of London) Order 2008 (as an application for development falling within Category 2C(f) – a bus or coach station). The GLA has issued its stage 1 consultation response, and the officer recommendation contained in this report acknowledges the need to refer the application to the Mayor for his final decision (Stage 2 referral). OFFICERS REPORT Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with (3) Applications which the Delivery Director – Business, Growth & Regeneration or Assistant Director of Planning and Development wishes to refer to the committee. 2. Summary Designations Designation/constraint Central Activities Zone (CAZ) Vauxhall Opportunity Area - Vauxhall Opportunity Area Conservation Area - Multiple Environment Agency Flood Zone - Multiple Locally Listed Building - Big Issue Headquarters, 1-5 Wandsworth Rd, SW8 2LN Opportunity Area - London Plan Vauxhall Opportunity Area London Plan Thames Policy Area - Thames Policy Area Tunnel Safeguarding line - Tunnel Safeguarding Line Local View – Brixton Panoramic Local View – Millbank to Vauxhall Cross Local View – Member’s Terrace View at County Hall Site area Total site area (m2) Total site area (hectares) 4,561 0.4561 Floorspace comparison Existing Proposed Use class Description floorspace m2 floorspace m2 (GEA) (GEA) Sui Generis Bus station operations 216 243 A1 Retail 0 7 Housing details Residential Type No. of bedrooms per unit 1 2 3 4 5+ N/A 3. Site Description 3.1 Vauxhall Bus station is one of the busiest bus stations in London with approximately 45,000 passengers using it every day. It is located at the heart of Vauxhall at the centre of a number of roads, which together make up the Vauxhall gyratory system. The gyratory is made up of Kennington Lane, South Lambeth Road, Parry Street and Wandsworth Road. The bus station sits along Bondway, which runs north-south through the middle of the gyratory roughly parallel with the railway viaduct. Vauxhall train station is to the east and Vauxhall Underground station is immediately beneath the bus station. 3.2 The bus station is arranged in a linear fashion with bus operations and driver facilities housed within a modern two storey metal clad building at the northern end with bus stops arranged in a line along Bondway south to Parry Street.