Community, Leisure and Cultural Uses (Use Classes D1 and D2)

7.30 The envisaged unit sizes are likely to attract target start-up businesses and service industries supporting the City and West 

End, including digital and creative industries. It is precisely this variety of location and unit sizes that will attract a diverse 

range of users. The business floorspace will also include an Estate Management Office on site. 

7.31 The Site is predominantly in residential use and the Development is a residential led mixed-use scheme that responds to 

its location and surroundings. The draft SPD/ OAPF does not specify the level of business floorspace that should be 

provided within the Heygate Street Character Area, rather it states that the strategy is to provide a mix of business, 

leisure and community uses which contribute to a vibrant town centre. 

7.32 The draft SPD / OAPF targets the provision of 5,000 jobs throughout the Opportunity Area as a whole. The Development 

envisages some 1,250 FTE equivalent jobs being created through the provision of retail, leisure, business and community 

uses. This represents a significant contribution to that target. 

7.33 The Development fully accords with the strategy for the Heygate development site and will deliver an appropriate mix of 

uses for its location. The range and quantum of business floorspace is entirely appropriate for its location and will deliver 

a significant and substantial number of jobs. 

Community, Leisure and Cultural Uses (Use Classes D1 and D2) 

7.34 The Development comprises a minimum of 1,000 sqm (GEA) and a maximum of 5,000 sqm (GEA) of community, leisure 

and cultural uses (D1 Use Class) which are envisaged to be distributed across the site. In addition, small scale, incidental 

and ancillary community uses could occur within the public open space that will be provided across the Site, although any 

permanent structures would be subject to separate planning applications. The Development also comprises a minimum 

of 1,000 sqm (GEA) and a maximum of 5,000 sqm (GEA) of leisure use (D2 Use Class). 

7.35 A principal aim of the Development is to create a new sustainable and viable place that includes a range of uses that 

draws people to the Site and surrounding area and as importantly caters for the future residents and workers of the 

Development. 

7.36 The draft SPD / OAPF identifies the Heygate Street Character Area, of which the Site is the principal part, as being suitable 

for a range of town centre uses, including D class uses whereby the range and distribution of uses should contribute to 

the objective of consolidating Elephant and Castle as a major town centre and increasing its appeal to a wider catchment. 

The Development will achieve this. 

7.37 The precise mix of, and range of community uses to come forward within the Site will be informed by on-going 

discussions with the Council, stakeholders and the general public. It is anticipated that uses may include: Gym / Fitness 

facilities; Crèche; Health Centre; Library; Worship Space; and Community Facilities. The Draft Section 106 Heads of Terms 

includes the potential safeguarding of space for a new health facility, subject to demand. 

The Heygate Masterplan Elephant and Castle Outline Planning Application March 2012 29

8 Design Matters 

8.1 This Section should be read in conjunction with a number of other application documents, of which the principal 

documents are listed below: 

 

 

 

 

 

 

 

Parameter Plans 

Design Strategy Document 

Design and Access Statement 

Landscape Strategy 

Tree Strategy 

Access Strategy 

Environmental Statement Volume II: Townscape, Visual and Built Heritage Assessment. 

8.2 These documents provide a detailed analysis of the Development and justify the Development against planning policy. 

The Design Strategy Document, which includes a separate Tall Buildings Strategy, contains the key guiding principles for 

the Development and a series of site-wide individual plot, and tall buildings design guidelines. The Design Strategy 

Document provides a set of design guidelines which will instruct the future physical development of the Site when 

determined through subsequent reserved matters applications. 

Design 

8.3 Achieving high quality urban design is an overarching planning objective. The importance of place making has been a key 

element of the design philosophy for the Heygate Masterplan. The Development has been the subject of vigorous and 

extensive pre-application discussions with the Council’s Planning and Design Officers (as detailed in Appendix 4 of this 

Statement) and has been reviewed on three separate occasions by the Council’s Design Review Panel. This review 

process has resulted in numerous and significant changes to the Heygate Masterplan. These are detailed in Section 4 of 

the Design and Access Statement. 

8.4 There are a number of fundamental design principles that have underpinned the Development, which are explored in 

detail in the Design and Access Statement and have been used to inform the parameters set by the Design Strategy 

Document which is submitted for approval. The guiding principles are summarised below: 

 

 

 

 

 

 

 

 

 

 

 

Connecting the wider area and the district; 

Creating a new focus to the area with a central destination open space; 

Creating a clear and legible street network with a hierarchy of scale and use; 

Delivering a successful place with a mixture of uses and levels of activity; 

Providing significant areas of public open space with green amenity; 

Creating a network of quality spaces of differing characters and scale; 

Providing green linkages and routes; 

Developing a sustainable and bio-diverse Masterplan for the long-term; 

Responding sensitively to and enhancing the existing natural and built context and the existing heritage assets and 

their settings; 

Delivering varied building typologies and responding to tall building opportunities; 

Setting an overall framework and blueprint for development and design to be delivered through a phased approach. 

8.5 The wider vision for the Development is to re-establish a flourishing urban quarter by ensuring there is a variety of 

character and experience across the Site. 

8.6 The Heygate Masterplan has been developed as a framework with five specific character areas. These character areas 

have been established to develop a hierarchy and a series of specific design relationships to the plots and their edges. 

This approach maintains flexibility and opportunities for design development at later stages. 

30 

The Heygate Masterplan Elephant and Castle Outline Planning Application March 2012

8.7 The character areas are described in detail in Section 12 of the Design and Access Statement. The five character areas 

are: 

 

 

 

 

 

The Park 

The Park 

Walworth Road 

New Kent Road 

Walworth Local 

Rodney Neighbourhood 

8.8 The central focus of the Development is the key east-west structuring of public open space that acts as the destination of 

the local connections and spans the transition from town centre to residential community. The area is defined by a 

significant public space at the heart of the Site which will add visual and physical connection to the local area and a focus 

for routes and amenity. 

8.9 A clear typology of the Park character areas plots will be established with mid-rise park frontage which will define the 

Park edge to the key public space of the Site with tall structures either punctuating this frontage or providing a set-back 

relationship in response to the wider masterplan way-finding opportunities. 

8.10 The area is one of transition and will predominantly include residential uses at upper levels and to ground and retail/café 

uses at ground floor fronting the park. In addition, a Park Pavilion building is proposed within the character area which 

will act as a focus for the local community with the potential to hold events. 

8.11 The character area will be terminated by a tall building on Plot H11b. This tall building has a prominent and exceptional 

location in the Site and will act as the key focal conclusion to the major public space. The location, height and nature of 

the tall building has been the subject of extensive discussion with the Council and the Design Review Panel and an 

analysis of its impact, alongside an analysis of the Development as a whole, is included in the Townscape, Visual and Built 

Heritage Assessment which forms Volume II of the Environmental Statement. 

8.12 The mandatory Design Principles within the Design Strategy Document, which is submitted for approval, would ensure 

that the detailed design of the tall building on Plot H11b would be of the highest design quality and designed with 

consideration for its impact on strategic and local views and local heritage assets. 

Walworth Road 

8.13 The character area includes both the key strategic route of Walworth Road that provides the Development’s contribution 

and direct relationship to the conclusion of this locally important street and an adjacent Central Shopping Street within 

the Heygate Masterplan. Both of these are anchored by Walworth Square a new public square proposed at the 

intersection and frontage with the Old Town Hall. 

8.14 The principal objectives for the Walworth Road character area are to: 

 

 

 

 

 

 

 

Complete Walworth Road with a successful retail high street activity and shops that link back south along the length 

of Walworth Road and north to the Shopping Centre; 

Provide a concluding focus to Walworth Road and a relationship to the tall building context of the transport 

interchange and the Strata tower; 

Create a visual and physical connection through to the network of streets and spaces of the Heygate Masterplan 

from the primary approach of Walworth Road; 

Create a high quality and attractive landscaped frontage and retail environment that incorporates existing trees on 

Walworth Road; 

Deliver a significant gateway space of Walworth Square to the south, acting as an inviting public space and providing 

a fitting setting for the Old Town Hall; 

Deliver tall buildings as way-finding markers of the new retail offer within the site-wide tall buildings strategy; 

Create a Central Shopping Street with smaller, local and independent shops and businesses, community facilities and 

a complementary retail offer to the high street environment. 

8.15 Walworth Road will be developed as a sequence of taller residential structures accompanied by mid-rise buildings that 

define the street edges that are located above non-residential uses. 


8.16 The area will comprise a continuous retail frontage along Walworth Road (with residential access to the upper floors) with 

a mix of smaller retail and commercial units on the Central Shopping Street. The setting of the new Walworth Square and 

the Central Shopping Street will also provide the opportunity for community uses along them. Taller buildings are 

proposed on Plots H1, H2, H3, H6 and H7. The taller buildings within the character area are grouped along Walworth 

Road and the secondary retail street. They generally rise in height towards the transport interchange of the primary 

approach and the secondary street and are anchored by the Market Square and Walworth Square. The tall building 

locations are at nodal intersections of street corners and act as landmark position in relation to land use at ground floor. 

New Kent Road 

8.17 The character area includes the frontage of the plots onto the other key strategic route to the perimeter of the Site, the 

side elevations of these plots and the connections through to the Park. The character of this area is most clearly defined 

by the existing busy route and the relationship with connections north-south through to the Park and gateway spaces. 

8.18 The principal objectives for the New Kent Road character area are to: 

 

 

 

 

 

 

 

Respond to the busy and strategic context of the existing street whilst transforming the relationship with the 

buildings, reconnecting with the wider area and linking through to the new Park; 

Create an inviting gateway and a series of routes through to the Park that form the new approach from the north 

into the Development; 

Provide a larger format retail offer and an active street environment; 

Maximise the opportunities of views across London with tall and mid-rise buildings creating a rhythm and 

punctuation of the street; 

Attract people from the north with focal buildings and destination public open space; 

Retain the existing trees on the New Kent Road frontage; 

Provide a concluding focus to New Kent Road and a relationship to the tall building context of the transport 

interchange with height rising towards the western end of the Site. 

8.19 The New Kent Road character area will deliver a sequence of taller structures above larger-format commercial units and 

relate to adjacent gateway spaces and route connections whilst also reinforcing the primary approach towards the 

Elephant and Castle Shopping Centre and Oakmayne Plaza on the key strategic route. 

8.20 The area will comprise large double-height retail frontage with larger format stores to attract brand retail. Uppers floors 

will be residential with leisure and commercial uses at ground floor. Taller buildings are proposed on Plots H4, H5, and 

H11a. The strategy for the taller buildings is to use them as terminating points of New Kent Road punctuated by northsouth 

connections through to the park. The buildings rise in height towards transport interchanges and Oakmayne Plaza 

and are located the intersections of new routes to aid legibility of the Site. 

Walworth Local 

8.21 The character area encompasses the buildings that make the transition from the retail and Park frontages of the Heygate 

Masterplan and introduce a variety of more local residential connections and buildings that come down to ground level. 

8.22 The principal objectives for the Walworth Local character area are to: 

 

 

 

 

 

 

 

 

Deliver a local and calm residential quarter with clear street definition and a contextual relation to the neighbouring 

existing buildings; 

Respect the scale and context of the historic fabric of Walworth to the south and the proposed Conservation Area of 

Larcom Street; 

Provide a pocket park and local residential amenity with play space, family housing and ground level courtyards; 

Provide community facilities and a quieter district feel; 

Link through to wider borough connections leading to Burgess Park in the south and Victory Community Park to the 

east; 

Deliver a transformed Heygate Street environment with calmed traffic and a relaxed residential atmosphere with 

pedestrian activity; 

Reinforce a key west to east link within the wider context and facilitating local north to south crossing routes; 

Maintain a tree-lined and green character of all Routes and retain the best existing mature trees whilst integrating 

with a wider landscape strategy and green infrastructure Routes. 

32 


8.23 Walworth Local is a residential quarter with frontages and ground level courtyards, town-housing and residential front 

doors. Heygate Street will comprise of mid-rise blocks that reduce in scale towards the east with consistent language of 

articulation to reinforce the relationship with the existing street edge and boulevard. Low-rise town-housing will be 

provided on the southern edge facing Wansey Street which is of a scale that relates to the existing residential buildings. 

Rodney Neighbourhood 

8.24 The character area includes neighbouring plots to the Walworth Local character area that have a direct relationship to the 

Rodney Road and the proposed development at Phase 1 of the Heygate Regeneration on the other side of the street 

(which will be subject of a separate detailed planning application). 

8.25 The principal objectives of the character area are to: 

 

 

 

 

 

Deliver a high quality residential neighbourhood that complements the existing character of the area and reinforces 

the leafy character with tree-lined streets; 

Integrate with the existing community; 

Complement existing local businesses and enhance the context; 

Provide a pocket park and local facilities that introduce the Development from the east; 

Preserve and enhance the existing environment (trees, listed buildings, built form character). 

8.26 The character area comprises a residential quarter and frontages with town-housing, residential front doors and the 

Energy Centre, with its visitor centre and café uses. Buildings will be mid-rise reflecting the existing context of and scale 

of the Peabody buildings on Rodney Road. Lower-rise blocks will front the more sensitive edges of the Development. In 

addition, gateway buildings are proposed in relation to public spaces and arrival points from the south. 

Summary 

8.27 The design of the Development is well considered and relates well to the Site’s existing context and the overarching 

ambitions for the character area and wider opportunity area. It is considered to accord with planning policy for the 

following reasons: 

 

 

 

 

 

 

It has been designed to an appropriate scale and density for its location. 

It creates strong, legible and logical connections through the Site and to the wider area. 

It accommodates a range of uses in an appropriate form which contribute to a successful and vibrant place. 

It provides a clear hierarchy of high quality open spaces and pedestrian and cycle routes. 

It provides active ground floor uses and private residential entrances where appropriate. 

It creates strong entrances to the Site and new vistas and views. 

8.28 Accordingly, it is considered that the Development accords with English Heritage guidance, London Plan Policies 3.5, 3.6, 

3.7, 7.2, 7.4 to 7.8 and 7.12, Core Strategy Strategic Policies 11 and 12, the Southwark Plan and draft SPD / OAPF Policies 

15, 16, 17, 25, 27 and 28. 

Townscape and Heritage 

8.29 A full assessment of the impact of the Development on the surrounding townscape character and views forms Volume II 

of the Environmental Statement. In addition, a separate Tall Buildings Strategy forms Part 5 of the Design Strategy 

Document. This has been included in response to discussions with the Council, the quantity of tall buildings that the 

Parameter Plans permit within the Development and the importance of both strategic and local views within the Site. The 

strategy ensures that the appropriate design quality and public realm contribution is embedded in the design principles to 

support the inclusion of these elements within the Development. 

8.30 The Townscape, Visual and Built Heritage Assessment (“the Assessment”) has been prepared by the Professor Robert 

Tavenor Consultancy and assesses the Parameter Plans, Design Strategy Document and verified images against planning 

policy. 

8.31 The assessment concludes that the Development has been designed to respond positively in scale and mass to the 

existing townscape, including the Westminster World Heritage Site, local conservation areas, registered landscapes, listed 

buildings and undesignated heritage assets close to the Site. Potential adverse impacts have been considered throughout 

the design process. 


8.32 The impact on local townscape character areas has been assessed. The impacts range from insignificant to substantial, 

beneficial. Taking into account the urban design quality assessed against the criteria of By Design and the limitations and 

principles that are defined by the Parameter Plans and Design Strategy Document none of the impacts are judged to be 

adverse. 

8.33 It is considered that the Parameter Plans and Design Strategy Document would contribute to and promote buildings of 

the highest architectural and urban design quality, which would integrate successfully with the existing buildings and 

spaces in the surrounding area and have a beneficial visual impact on their settings. 

8.34 The Assessment also considers the impact of the Development on the Westminster World Heritage Site and conservation 

areas and proposed conservation areas, registered landscapes, listed buildings and undesignated heritage assets in the 

local area. The impact on the Westminster World Heritage Site is considered to be insignificant. Potential impacts on 

identified local heritage assets range from insignificant to substantial beneficial. Taking into account the limitations 

imposed by the Design Strategy Document, none of the impacts are judged to be adverse. 

8.35 The suitability of the Development’s design in its spatial location has been assessed using 41 different viewing positions, 

which were selected in consultation with the Council. These views permit the Development to be assessed in the round 

and its impact on the local townscape to be tested. 

8.36 The Townscape and Visual Assessment demonstrates that where visible, the Development would have an insignificant 

impact on strategic views. The impact on local views would range from no impact and insignificant to substantial 

beneficial. Taking into account the limitations imposed by the Design Strategy Document, none of the impacts are judged 

to be adverse. 

8.37 Paragraph 9.6 of the Assessment concludes that the Development would: 

“…enhance and promote sustainable development by establishing a major new development that has been conceived as 

an integral part of the townscape of the locality. The Heygate Masterplan would put in place a robust development 

framework for the creation of a new mixed use Development with a distinctive character and sense of place, drawn from 

analysis of the specific location of the Site. The enhanced permeability, connectivity and legibility of the Heygate 

Masterplan, the creation of well defined, active street frontages to new and existing streets and the provision of new 

public open space would significantly enhance the local townscape. The proposed Development would not harm strategic 

or local views or the settings of heritage assets in the local area.” 

8.38 It is considered that the Development fully accords with planning policy, specifically the provisions of PPS5, London Plan 

Policies 7.8, 7.9, 7.10, 7.11 and 7.12, Core Strategy Strategic Policy 12 and the draft SPD / OAPF. 

Public Realm, Open Space, and Amenity Space 

8.39 The Landscaping Strategy sets out the principles and core values for the public realm and open space, and private amenity 

spaces within the Development. It is submitted for illustrative purposes only, with key landscaping principles secured in 

the Design Strategy Document. The landscape strategies and concepts allow for flexibility and will provide a sound basis 

for future negotiation, detail design resolution and adaptation during the life span of the Heygate Masterplan and its 

implementation period. 

8.40 The landscape strategy for the Site is to re-establish a flourishing urban quarter. For this to succeed there must be a 

variety of character and experience as well as a uniqueness and specificity of place in relation to the existing context and 

its wider London status. 

8.41 As whole, the Development provides circa 4.5 ha of new publically accessible open space, the principal part of this is 

made up by the new Park, which is to be developed as a community park at the heart of the Site to create an identity for 

the Heygate Masterplan. 

8.42 The Development is in an urban and central location and of a density commensurate with the excellent level of public 

transport accessibility. The Design Strategy Document commits to providing policy compliant levels of private and 

community amenity space and under 5 and under 11 doorstep play space on Site through the provision of at grade or 

raised courtyards. 

8.43 Raised courtyards will be required where space is needed to facilitate the servicing requirements of new retail units, and 

to allow for the provision of off-street car parking associated with the residential units (the need for car parking is 

34 


addressed in Section 9 of this Statement). In line with the Southwark Residential Design Guidelines SPD (October 2011) 

the raised courtyards represent an imaginative way of providing the required amenity space for residents in the Central 

Activities Zone. High quality landscaping will be provided on raised courtyards. The inclusion of additional basements will 

have a detrimental impact on the overall viability of the Development. 

8.44 All children and young people will have access to places for play within reasonable and safe walking distance of their 

homes. This will be based on The Mayor’s Supplementary Planning Guidance, ‘Providing for children and young people’s 

play and informal recreation’ (accessibility to play space).’ 

8.45 Doorstep playable space will be provided for within the communal courtyard areas within the residential blocks. This 

provides playable space for young children under 5 years close to their homes in line with the Mayor’s Guidance. 

8.46 Local and Neighbourhood playable space will be provided for in the Park. The Park will be designed to include both active 

and natural play areas which will meet the needs of older children, both 5 – 11 years and over 12’s as defined within the 

Mayor’s SPG. 

8.47 Offsite provision of youth space will be provided for via contributions as agreed with the Local Authority. This could 

include financial contributions towards the improvement of existing local facilities, MUGA’s etc. 

8.48 A separate Tree Strategy forms part of the application and sets out the Applicant’s commitment to the retention of trees. 

Wherever it is feasible and desirable within the Heygate Masterplan it is the prime aspiration to retain and protect 

existing trees. The decision of retaining trees will rely on the careful consideration and identification of the ‘right’ trees to 

be retained in terms of qualitative assessment and having due regard to all potential constraints. Where trees are 

removed, to enable successful regeneration, they will be replaced with new trees on or off-site in accordance with the 

tree replacement strategy. 

Energy and Sustainability 

8.49 An Energy Strategy has been prepared by E.ON Sustainable Energy and is submitted with this planning application. The 

Energy Strategy establishes high aspirations for the Development in the reduction of carbon. By applying key principles of 

energy efficiency low carbon and renewable energy generation the Development seeks to push the boundaries of 

conventional strategies. 

8.50 A dedicated Energy Centre is proposed within development plot H12. 

8.51 The Energy Strategy demonstrates that the Development maximises sustainable design and energy efficiency measures. 

The Development meets the objectives of the Southwark Core Strategy by achieving at least 44% savings in CO 2 emissions 

above the Building Regulations 2006 from energy efficiency and efficient energy supply. 

8.52 The Development accords with the London Plan by adopting a Be Lean, Be Clean, Be Green approach and pursues a 

decentralised energy strategy through the use of a district heat network which will be owned and/or operated by an 

energy services company (ESCo). 

8.53 The Development aspires to achieve net zero carbon growth, by emitting no more carbon than the existing uses on Site. 

8.54 It is considered that the Development accords with London Plan Policies 5.2, 5.5, 5.6 and 5.7 and Core Strategy Strategic 

Policy 13. 


9 Transport, Accessibility and Parking 

9.1 This Section should be read in conjunction with the Transport Assessment and Travel Plan prepared by Arup. These 

documents provide a comprehensive review of the Development and a robust assessment of the transportation impacts. 

The documents also identify any mitigation measures to ensure safe access to and from the site, and circulation within it. 

The submitted Travel Plan provides a framework for delivering the vision for sustainable travel in and around the Site and 

identifies the potential measures that may be introduced at the Site to promote alternative means of travel other than by 

private car such as walking, cycling and public transport. The Travel Plan is also intended to provide a mechanism to 

monitor the use of car parking spaces and car club spaces. This will enable an appropriate provision of car parking and car 

club spaces to be identified as the Development is implemented over time. 

9.2 The Site has excellent levels of public transport accessibility. Measured from the middle the Site achieves PTAL 6a which 

rises to 6b towards the periphery. This is the highest possible level and demonstrates the Site’s suitability for high density 

mixed use development. 

9.3 The Transport Assessment and Travel Plan address the following fundamental issues: 

 

 

 

 

 

Access and circulation for pedestrians, cyclists and vehicular traffic as well as access to public transport facilities. 

Parking provision for bicycles, motorcycles and cars. 

Development and cumulative schemes (both committed and planned) generated trip forecasts and associated 

impact on the local pedestrian, public transport and highway networks. 

The effect of servicing and the impact of construction traffic. 

Travel Planning measures to promote the use of more sustainable transport modes and to reduce dependency on 

private car usage. 

Pedestrian and Cycle Network 

9.4 A key benefit of the Development is that it will significantly increase the pedestrian and cycling permeability through the 

Site. One of the fundamental flaws of the Heygate Estate is the over-reliance of car-borne traffic which is to the 

detriment of those travelling on foot and by cycle. The Site is currently difficult to cross so the Development will open up 

the Site to the wider area. 

9.5 Pedestrian access will be provided at 14 locations with all new footways being designed with a minimum width of 2m. 

New crossings are also proposed to improve the pedestrian connections within the Site and to the wider area including to 

the arches along Elephant Road into the Shopping Centre (which are outside of the application boundary). 

9.6 The Development also proposes a number of new routes for cyclists within the Site which will connect into existing cycle 

routes in the surrounding area. In addition there will be a substantial number of cycle parking spaces provided within the 

Development, as set out in Table 3.5 of this Statement. 

Public Transport 

9.7 The Development comprises a significant amount of new floorspace, as such the Transport Assessment has considered 

the impact of the Development on existing public transport capacity and concludes that the additional trips associated 

with the Development will not result in any significant decreases in capacity on the underground and overground rail 

services, nor would it unduly impact on the bus network. 

9.8 The Applicant has been in discussions with TfL, Southwark Council, and other parties regarding the proposed 

improvements to the Northern Line Ticket Hall, including additional lifts to increase capacity, which would increase 

capacity for users associated with the Development and the wider Elephant and Castle Opportunity Area. 

9.9 The Draft Section 106 Heads of Terms proposes a significant financial contribution towards strategic transport. We 

anticipate the Council will ring-fence these funds for works to the Northern Line Ticket Hall, as well as improvements to 

the Northern Roundabout. This will form part of the Section 106 discussions. 

36 


Car Parking 

9.10 The Development comprises a maximum of 616 car parking spaces for all uses including residential, commercial, retail, 

community, leisure and visitors. A maximum of 62 car parking spaces could be provided on street. A quantum of car 

parking spaces equivalent to 10% of the residential units will be designed to disabled standards. 

9.11 For residential parking, a minimum of 20% of the overall number of parking spaces will be equipped with electric vehicle 

charging facilities with a further 20% with passive provision. For retail parking, 10% of all spaces will have electric car 

charging points with an additional 10% passive provision for electric vehicles in the future. 

9.12 The Southwark Plan (Table 15.4) requires that residential developments within Controlled Parking Zones within the 

Central Activities Zone are car-free (other than the provision of spaces for disabled users). This is taken forward by draft 

SPD/ OAPD Policy SPD12: Parking. 

9.13 The draft SPD / OAPF goes on to state at paragraph 4.4.10 that there may be instances “where the saleability of new 

homes is affected if development is car-free, which may impact on viability. Where developers consider this to be the case, 

applications will be expected to be accompanied by robust evidence, including financial appraisal, in order to justify offstreet 

spaces.” 

9.14 The saleability of the proposed residential units will be affected should insufficient car parking be provided on site. On 

this basis it is considered that the proposed level of car parking is justified on viability grounds, and this approach has 

been accepted on other large residential schemes in London and Southwark. The material consideration overriding policy 

is the viability and deliverability of the scheme as a whole, where the Applicant will demonstrate that car parking is 

required in order to achieve the anticipated sales absorption rates required for the scheme to be viable. 

9.15 The submitted Transport Assessment and Travel Plan demonstrate how any impact from the car parking spaces can be 

mitigated. The submitted Travel Plan provides a framework for delivering the vision for sustainable travel in and around 

the Site and identifies the potential measures that may be introduced at the Site to promote alternative means of travel 

other than by private car such as walking, cycling and public transport. The Travel Plan is also intended to provide a 

mechanism to monitor the use of car parking spaces and car club spaces. This will enable an appropriate provision of car 

parking and car club spaces to be identified as the Development is implemented over time. 

9.16 Accordingly it is considered the Development accords with policy, specifically Core Strategy Strategic Policy 2 and draft 

SPD / OAPF Policy SPD 12: Parking. 

Conclusion 

9.17 The Development is considered to accord with planning policy. Specifically, PPG 13 which requires proposals to assess the 

accessibility by a means of transport including walking, cycling, public transport and the car and the effect of the 

proposals on the local highway network. 

9.18 The Development fully accords with London Plan Policy 6.3 which requires proposals to be fully assessed to ensure there 

is sufficient road network capacity and London Plan 6.2 which requires developments to provide cycle parking and 

facilities. 

9.19 The Development fully accords with Core Strategy Strategic Policy 2: Sustainable Transport which requires applications to 

demonstrate that any impacts are minimised, cycle parking is maximised and a range of sustainable transport options are 

provided. 


10 Environmental Considerations 

10.1 The purpose of this Section is to review the main chapters of the Environmental Statement (ES) against planning policy. A 

full assessment of the impacts of the Development is included in the ES. The ES also recommends any mitigation 

measures that may be required as a result of the Development. 

Noise and Vibration 

10.2 The ES assesses the impact of demolition and construction within the Site and immediately adjacent to it. The ES also 

assesses the impacts of demolition and construction of the latter phases of the Development on the residents of the first 

phases of the Development. The ES suggests the effects of construction and demolition should be controlled and 

managed through Environmental Management Plans (EMPs) which will help to reduce noise disturbance to occupants of 

existing and proposed properties. The EMPs would include measures such as using low-noise machinery and equipment, 

enclosing and screening machinery and using ultra-low vibratory foundation methods. 

10.3 An assessment of the increase in noise levels resulting from additional traffic generated by the Development concludes 

this will be insignificant on all local roads other than Rodney Place which is the only location likely to experience a 

perceptible increase in traffic noise. 

10.4 It is considered unlikely that noise from retail and leisure uses would cause noise disturbance to future occupants within 

the Development. Servicing and deliveries to retail and leisure uses would have the potential to have noise impacts on 

future occupants but implementing management measures to control timing and activities would mitigate this. 

10.5 The Development fully accords with London Plan Policy 7.15 and Southwark Plan saved policies 3.1 and 3.2 

Air Quality 

10.6 The main impact on local air quality during demolition and construction relates to dust, which is most likely to be 

generated from demolition activities and earthworks. A range of measures to minimise or prevent dust will be 

implemented through the adoption of the demolition and construction EMPs. 

10.7 It is predicted that the Development would result in a small or imperceptible deterioration in air quality at all of the 

existing sensitive locations and no exceedances of the UK air quality objectives are predicted. A Travel Plan Framework 

has also been developed and submitted in support of the outline planning application. This sets a framework for the 

delivery of new transport initiatives and measures for residents, employees and visitors with the aim to reduce reliance 

on private car usage and encourage travel by modes of transport that are more sustainable than the private car. 

10.8 In summary, the Development does not lead to any air quality exceedances, accordingly the Development fully accords 

with London Plan Policy 7.14 and Southwark Plan Saved Policy 3.6. 

Daylight, Sunlight and Overshadowing 

10.9 The potential impacts of the demolition of the existing buildings and other structures on the Site would lead to a 

temporary improvement in daylight, sunlight and overshadowing to nearby adjacent properties and amenity areas. 

10.10 Construction of the Development will have a gradually increasing impact on the levels of sunlight and overshadowing as 

the massing of the Development steadily increases. This would occur on a phase by phase basis impacting on those 

properties situated closest to each phase of the Development. 

10.11 Further detailed assessments of daylight, sunlight and overshadowing will be prepared alongside the reserved matters 

applications where further detailed design of the buildings, including building form, articulation, façade treatment and 

fenestration will allow the opportunity for improved results. The Development accords with London Plan Policy 3.5 and 

Southwark Plan Saved Policy 3.12. 

Water Resources and Flood Risk 

10.12 Whilst the majority of the Site is within a high risk flood zone, the Site is protected by the Thames Tidal Defences, and as 

such, the tidal and fluvial flood risk at the Site is considered to be low. 

10.13 A preliminary surface water drainage strategy has been developed which includes measures to store rainfall and reduce 

runoff and control the rate of discharge of this water to the local sewer network. These measures include the use of 

38 


Ecology 

Sustainable Urban Drainage Systems and the strategy also allows for the likely increase in rainfall due to climate change. 

The Development would not increase flood risk on the Site or elsewhere beyond the Site boundary, this accords with 

national, regional and local planning policy, specifically London Plan Policy 5.12 and Core Strategy Strategic Policy 13. 

10.14 The Site currently contains limited ecological interest, although trees and shrub habitat provides nesting and foraging 

opportunities to various bird species and a limited foraging and commuting resource to common, non-light sensitive bat 

species. 

10.15 The EMPs would be implemented to ensure that appropriate environmental controls are used to protect retained 

habitats at the Site and surrounding areas, during demolition and construction. Updated habitat surveys would be 

undertaken (where necessary) prior to demolition works to check whether habitats have become suitable for protected 

species. 

10.16 The ecological value of the Site will be enhanced as a result of the Development due to the provision of ecological 

enhancement measures which include the creation of new habitat, incorporating green and brown roofs, living walls and 

the provision of artificial nesting and roosting opportunities for birds and bats. The habitat creation and implementation 

of a Biodiversity Management Plan would be likely to be significantly beneficial for the ecological value of the Site. 

10.17 For the above reasons, the Development fully accords with planning policy, specifically, London Plan Policies 7.19 and 

7.21, Core Strategy Strategic Policy 11 and Southwark Plan Saved Policy 3.28. 

Wind 

10.18 An assessment of the likely wind conditions as a result of the Development and the suitability of these in terms of 

pedestrian comfort has been undertaken. The demolition and construction works would not be expected to have a 

significant impact on the wind conditions on, and immediately surrounding the Site. 

10.19 In general, the wind conditions likely to be experienced within and surrounding the Development are considered to be 

largely suitable for the intended uses. Further detailed design of the buildings would allow sufficient opportunity for 

mitigation measures to be incorporated into the design of the development. Such mitigation measures would be tested 

to ensure, validate and demonstrate that the expected wind conditions would be suitable. This fully accords will planning 

policy and best practice, specifically London Plan Policy 3.5 and Southwark Plan Saved Policy 3.12. 


11 Phasing and Implementation 

Phasing 

11.1 A Construction Management Plan is submitted in support of the application and appended to Chapter 6 of the 

Environmental Statement. It describes the anticipated demolition and construction programme for the Development. 

11.2 For the purposes of the Environmental Impact Assessment, demolition is assumed to commence in early 2013 and 

complete in 2014, however this is not absolute and is dependent on completion of legal, planning and leasing agreements 

and market conditions. 

11.3 At this stage the Development is anticipated to be split into five construction phases, these are shown in Appendix B of 

the Construction Management Plan and summarised below. However, the phasing programme is indicative and is likely 

to change: 

Phase 1 – Plot H4, including completion of 50% of the central park area. 

Phase 2 – Plot H1, Plot H12 (Energy Centre) and utilities infrastructure within Heygate Street. 

Phase 3 – Plot H2, Plot H5 and completion of central park area. 

Phase 4 – Plot H3 and Plot H7. 

Phase 5 – Plots H6, H10, H11a, H11b, and Plot H13. 

Implementation 

11.4 As an outline planning application, any approval would be subject to the submission of further details as reserved 

matters, in the normal way, and will be regulated by the Design Strategy Document, Development Specification and 

Parameter Plans. 

11.5 It is assumed that additional information will be required at the appropriate time in respect of the various phases of the 

Development, in particular where the Environmental Statement identifies mitigation measures to ameliorate the effects 

of the Development. Where appropriate, this would be enforced through planning conditions, a Section 106 Agreement, 

and any other agreements as required. The scope and scale of these agreements formed part of the pre-application 

discussions and will continue to be discussed during the determination of the application. 

11.6 It will be important that the planning conditions and Section 106 requirements allow for phased discharge of relevant 

details. The Construction Management Plan explains the construction sequence that is anticipated at this stage, however 

in view of the development period, it is realistic to assume that the phasing may change. 

11.7 Implementation of the Development will also be subject to other approvals as necessary, such as Section 278 Highways 

Agreement, traffic regulation orders and associated consents. This is set out in the Transport Assessment. 

40 


12 Planning Obligations and Section 106 

Agreement 

12.1 Draft Section 106 Heads of Terms are submitted as a separate document and form part of the outline planning application 

for the Heygate Masterplan. The draft Section 106 Heads of Terms identify the financial contributions that could be made 

and where ‘works in kind’ are proposed in lieu of payment. 

12.2 The draft Section 106 Heads of Terms have been calculated based on the Illustrative Masterplan for the Site. This 

approach has been endorsed by Leading Counsel. 

12.3 The draft Section 106 Heads of Terms refer to a number of review mechanisms and the Applicant will continue to work 

with the Council post-submission to agree the most appropriate form and wording of such mechanisms for inclusion in 

the Section 106 Agreement. 

12.4 It is envisaged that discussions relating to the obligations and the Section 106 Agreement will continue throughout the 

determination of the application. 


13 Conclusions 

13.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004, requires proposals to be determined in accordance with 

the Development Plan unless other materials considerations indicate otherwise. 

13.2 The Statement assesses the Development against the Development Plan and other relevant national, regional and local 

planning policy, including the draft Elephant and Castle Supplementary Planning Document / Opportunity Area Planning 

Framework which we expect will be adopted by the time of determination and will be a significant material consideration. 

13.3 The Development is considered to accord with planning policy which endorses the principle of the Site being developed 

for high density, residential led mixed-use development. 

13.4 The Development will result in the creation of a new urban quarter on an underutilised brownfield site which will act as a 

catalyst for further development in the Opportunity Area and will contribute significantly to achieving the Council’s 

targets in the area. The Development will bring about comprehensive social, physical, economic and environmental 

regeneration of a strategically important brownfield site. 

13.5 This Statement assesses the Development and identifies the key benefits associated with it. These are summarised 

below: 

 

 

 

 

 

 

The mixed use approach to the Development fully accords with the hierarchy of policy and guidance associated with 

the Site and will act as a catalyst for the Council’s wider vision for the Opportunity Area. 

The redevelopment of the Site in its central and accessible location will make an important contribution to 

sustainable mixed use place-making in London and will create a new mixed use neighbourhood and place that is 

distinctive whilst integrated into its surroundings. 

The Development will deliver a change on a strategic scale in keeping with its location and context as one of 

London’s important Opportunity Areas. 

The Development is residential-led with related supporting uses and will make a substantial contribution to overall 

regional housing delivery for central London as well as local housing delivery for the Council. 

The Development maximises the amount of residential use on the Site, intensifies the housing provision and provides 

a substantial level of new private and affordable housing in an area with excellent public transport accessibility. 

The Development provides a mix of uses that will create a dynamic and vibrant urban quarter and will result in an 

additional 1,200 FTE jobs in the area and circa 1,000 construction jobs. 

13.6 The likely impacts of the Development have been fully assessed by the Environmental Statement and other application 

documents and any mitigation measures have been identified. The Development is considered to be entirely appropriate 

for its location. 

13.7 The Development has been the subject of extensive consultation with the Council, the Greater London Authority, 

stakeholders, neighbouring boroughs, English Heritage and the public. This has resulted in changes to the Development 

to take into account the comments received. This process of consultation and engagement is on-going. 

13.8 The design of the Development responds fully to its setting and context and the balance of flexibility and control that the 

Parameter Plans and the Design Strategy Document provide is considered to be acceptable for a development of this 

scale, complexity and likely timescale. 

13.9 The Development accords with planning policy and will result in a significant and beneficial change to this important part 

of Southwark and London. 

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Community, Leisure and Cultural Uses (Use Classes D1 and D2)

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