ADDRESS: St Thomas' Hospital 249 Westminster Bridge Road London SE1 7EH Application Number: 19/01397/FUL Case Officer: Jeffrey Holt Ward: Bishops Date Received: 10 April 2019 Proposal: Demolition of existing single storey hospital building and erection of a new six storey (including plant level) hospital building (C2 use), alterations to existing access arrangements and associated public realm works. Applicant: Agent: Guy's And St Thomas' NHS Foundation Trust Ben Stalham GL Hearn 65 Gresham Street LONDON EC2V 7NQ RECOMMENDATION 1. Resolve to grant conditional planning permission subject to the completion of an unilateral undertaking 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 unilateral undertaking is not completed within three months of committee, delegated authority is given to the Assistant Director of Planning, Transport and Development to refuse planning permission for failure to provide a section 106 unilateral undertaking for the mitigating contributions identified in this report, addendums and/or the PAC minutes. SITE DESIGNATIONS Relevant site designations: Central Activities Zone Conservation Area - CA57 : Albert Embankment Conservation Area North Lambeth Archaeological Priority Area Listed Building - Multiple Neighbourhood Planning Areas - Southbank And Waterloo Neighbours Forum (SOWN) Opportunity Area - London Plan Waterloo Opportunity Area Transport for London Road Network - Transport For London Road Network London Plan Thames Policy Area - Thames Policy Area LVMF Protected Vistas - Primrose Hill Summit To The Palace Of Westminster - 4A.2 LVMF River Prospect: Westminster Bridge 18A Norwood Park Local View Brixton Panoramic Local View Environment Agency Flood Zone 3 LAND USE DETAILS Site area (ha): 0.08ha NON-RESIDENTIAL DETAILS Use Class Use Description Floorspace (m2) (Gross Internal Area) Existing C2 Hospital 372 Proposed C2 Hospital 3,465 RESIDENTIAL DETAILS Residential No. of bedrooms per unit Total Type Habitable Rooms Studio 1 2 3 4 Total Existing Affordable N/A Private/Market Total Proposed Affordable N/A On-Site Rented Social Rented Intermediate Private/Market Total Proposed Affordable N/A Off-Site Rented Social Rented Intermediate Private/Market Total Amount (£) Payment in Lieu of N/A Affordable Housing Details/Trigger Review Mechanism N/A ACCESSIBILITY Number of C3 Units M4(2) Units N/A M4(3) Units NON-CONVENTIONAL RESIDENTIAL & VISITOR ACCOMMODATION Bedrooms/Units Floorspace (m2) Existing Hotel Bedrooms N/A Serviced Apartments/Apart-hotel units Proposed Hotel Bedrooms Serviced Apartments/Apart-hotel units Bedrooms Floorspace (m2) Existing Student Accommodation N/A Proposed Student Accommodation Bedrooms Floorspace (m2) Existing C2 N/A Proposed C2 Bedrooms Floorspace (m2) Existing SG Hostel N/A Proposed SG Hostel PARKING DETAILS Car Parking Spaces Car Parking Spaces % of Bike Motor- (General) (Disabled) EVCP Spaces cycle Spaces Existing 0 0 0 0 0 Proposed 0 0 0 0 0 LEGAL SERVICES CLEARANCE AUDIT TRAIL Consultation Name/Position Lambeth Date Sent Date Report Comments in department Received Cleared para: Peter Flockhart Legal Services 09/08/2019 19/08/2019 19/08/2019 Various Senior Lawyer EXECUTIVE SUMMARY i. Guy’s and St Thomas’ Trust submitted an application to demolish an existing building within St Thomas’ Hospital and replace it with a six storey building for hospital use. The building would provide an expanded Same Day Surgery Centre for the Evelina Children’s hospital, accommodation for undergraduate staff and students from Kings College London (KCL) and a Simulation and Interactive Learning (SaIL) Centre. ii. St Thomas’ Hospital is in the north of the borough between the River Thames and Lambeth Palace Road. It was first established in the 19th Century and has grown organically since. The new building is proposed on a site between the South Wing and East Wing buildings. Currently, the site contains a single storey building that was used for radio therapy but is now unneeded. Surrounding buildings are six to 12 storeys in height and vary in age and style. South Wing is one of the original 19th Century hospital buildings and is Grade II Listed. There are other listed structures elsewhere on the hospital site and in the surrounding area. The site is also in the Albert Embankment Conservation Area and on the opposite side of the Thames is the Westminster World Heritage Site. The site in the Central Activities Zone and benefits from excellent access to public transport. iii. The principle of the development is acceptable as it would provide new hospital capacity. The six storey building would respond acceptably to its context by having an appropriate height and massing and a material palette that would relate positively to surrounding buildings. It would have no harmful impact on strategic or local views. It would have a ‘less than substantial’ harmful impact on the setting of the Grade II Listed South Wing. However, this harm would be outweighed by the public benefits provided by the new facilities and hospital capacity. There would be no harm to all other nearby heritage assets. iv. The development would cause no harm to residential amenity as it is located within the hospital campus and it would have no harmful impact on the operation of nearby hospital buildings. v. There are no residential properties nearby that would be affected by construction works but the impact on hospital operations would be managed by a construction management plan agreed with the Trust. vi. The new building would accommodate existing staff and students so it will not result in a significant increase in trips to and from the site. No changes are proposed to existing vehicle access and servicing arrangements. Consequently, there would be significant impact on the transport network. vii. Subject to conditions the development would meet technical requirements in respect of sustainability, flood risk, land decontamination and ecological protection. viii. A s106 unilateral undertaking would secure a carbon offset payment of £10,673 and an employment and skills plan for the construction phase. ix. The proposed development has been assessed against the Development Plan and all other material considerations, including national planning policy. Officers consider that subject to appropriate conditions and a s106 unilateral undertaking the planning 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. 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). OFFICER REPORT Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with (1)(ii) of the Committee’s terms of reference as it relates to a major application for the provision of more than 1,000sqm of floor space. 1 THE APPLICATION SITE 1.1 St Thomas’ Hospital is located between Lambeth Palace Road, Westminster Bridge Road and the River Thames. The hospital first opened in 1871 and has expanded organically over time resulting in a large complex of buildings of varying age and style. The original five storey 19th century hospital building occupies the south-west corner of the hospital site. The northern half is occupied by large post-war modernist blocks between six and 12 storeys high and in the south-east corner are the most recent additions including the seven storey Evelina Children’s Hospital building completed in 2004. The main vehicle access to the site, including A&E ambulance access is off Lambeth Palace Road. 1.2 The site relating to this application is in the centre of the wider hospital campus. It sits between the original 19th Century hospital building, known as South Wing, and a modern building known as East Wing, adjacent to the Evelina Children’s hospital. To the north are small single storey modular office buildings. The site is contains a small single storey timber clad building with flat felt roof plus a small prefabricated modular building linking South Wing to East Wing. The building was once used for radio therapy but this service was relocated to a new cancer centre at Guy’s Hospital. The site slopes gently upwards to the rear by about 1.3m. There is a vehicle access running along the eastern side of the site. 1.3 The site is in the Albert Embankment conservation area and the South Bank conservation area is located to the north. The existing building is not listed but the adjacent South Wing building is Grade II listed for its architectural and historic interest. Elsewhere on the hospital site is the Grade II listed Block 9 of the St Thomas Hospital Medical School which is another 19th Century building listed for its architectural interest.