Neptune Wharf, Grinstead Road - Greater London Authority

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“Development (other than development which only comprises the provision of houses, flats,or houses and flats) which comprises or includes the erection of a building or buildingsoutside Central London and with a total floorspace of more than 15,000 square metres.”“Development which comprises or includes the erection of a building more than 30 metreshigh and is outside the City of London.”“Development which does not accord with one or more provisions of the developmentplan in force in the area in which the application site is situated; and comprises orincludes the provision of more than 2,500 square metres of floorspace (residential andbusiness).”2 On 4 November 2010 the Mayor considered planning report PDU/2665/01, andsubsequently advised Lewisham Council that the application did not comply with the LondonPlan, for the reasons set out in paragraph 100 of the above-mentioned report; but that thepossible remedies set out in paragraph 102 of that report could address these deficiencies.3 A copy of the above-mentioned report is attached. The essentials of the case with regardto the proposal, the site, case history, strategic planning issues and relevant policies and guidanceare as set out therein, unless otherwise stated in this report. Since then, the application has beenrevised in response to the Mayor’s concerns (see below). On 2 December 2010 Lewisham Councildecided that it was minded to grant planning permission, for the application, and on 28 April 2011it advised the Mayor of this decision. Under the provisions of Article 5 of the Town & CountryPlanning (Mayor of London) Order 2008 the Mayor may allow the draft decision to proceedunchanged, direct Lewisham Council under Article 6 to refuse the application or issue a direction toLewisham Council under Article 7 that he is to act as the Local Planning Authority for the purposesof determining the application. The Mayor has until 11 May 2011 to notify the Council of hisdecision and to issue any direction.4 The environmental information for the purposes of the Town and Country Planning(Environmental Impact Assessment) (England and Wales) Regulations 1999 has been taken intoaccount in the consideration of this case.5 The decision on this case, and the reasons will be made available on the GLA’s websitewww.london.gov.uk.Update6 At the consultation stage Lewisham Council was advised that the application did notcomply with the London Plan, the following changes were set out which could possibly lead to theapplication becoming compliant with the London Plan:Employment land: the level of employment space proposed falls well below the level setout in the Council’s emerging Core Strategy.Housing: an independent appraisal of the financial viability is required, further discussionson the overall low level of affordable housing, the high density, housing mix, housing designstandards are still required.Urban design and access: the applicant should address the urban design and accessconcerns set out in this report, including the low level of blue badge accessible car parkingspacesNoise: Additional noise mitigation measures may be required for the residential units alongthe train line.Energy: Additional information on the energy efficiency measures is required, the applicantshould also further explore opportunities to connect to SELCHP and should clearly set out itsback up option should such a connection not be achieved. The provision of any photovoltaicpanels, green roofs and SUDs should be secured by planning condition.page 2
Transport: The overall level of car parking and car club spaces is acceptable, the potentialto introduce a CPZ in the surrounding area should be explored, the impact of thisdevelopment on the surrounding road network would be minimal, the applicant shouldprovide further detail on travel plans, construction plans and delivery and servicing plans aswell as future connections to the future cycle superhighway.Land use principle7 Lewisham Council’s Core Strategy policy CS4 requires 20% of the built floorspace to beprovided as employment land ‘as appropriate to the site and its wider context’. This applicationdelivers 13% employment floorspace. The Mayor previously raised a concern about the ability ofthis site to deliver additional employment space.8 In response, the applicant has now undertaken a more detailed review of the ability todeliver additional employment space on site. The review concludes that:The proposed layout of buildings across the site achieves a high quality design. Arequirement to provide additional employment would compromise this successful designapproach. In this regard the proposed design is appropriate to the site and the widercontext, which is acceptable.A detailed financial review was undertaken, which demonstrates that the provision of anyadditional employment space would impact on the ability to deliver affordable housing.This appraisal has been independently assessed and the conclusions are acceptable. In linewith London Plan policy 8.2 the delivery of affordable housing is one of the Mayor’s keypriorities for London.9 Based on this detailed review the local planning authority has accepted the proposed levelof employment space on this site, and this approach is acceptable at a strategic planning policylevel.Housing10 The application proposes 11% affordable housing by unit, or 17% by habitable room. Theapplicant has submitted a detailed financial appraisal to justify this proposed level of affordablehousing. The appraisal has been independently assessed and the conclusions are acceptable.Should grant funding not become available, the applicant would be required to provide the samelevel of affordable housing, however, the exact type of affordable housing may change and thishas been secured through the section 106 agreement. Given the uncertainty surrounding futurelevels of affordable housing grant, this approach is acceptable.11 Since the Mayor’s previous comments, the number of units proposed has been reducedfrom 206 to 199. This includes a reduction in the number of one bed units from 92 units to 70units; an increase in the number of two bed units from 92 to 100; an increase in the number ofthree bed units from 12 to 19; and the number of four bed units has stayed the same at 10 units.12 The overall provision of larger three bed+ units has increased since the Mayor previouslyreviewed the application. In addition, 22 of the 29 three bed+ units would be affordable units(including all of the four bed units), which is acceptable.13 The Mayor previously noted that 30% of residential units failed to meet the residentialspace standards in table 3.3 of the draft replacement London Plan. The applicant has carried outsome additional design amendments and provided further information. It has now beendemonstrated that only 17% of the units fail to meet the residential space standards. All of theseunits are one bed private units and none are smaller than 45 sqm. It should also be noted that allpage 3
Page 1: planning report PDU/2665/0210 May 2
Page 5 and 6: Transport23 The Mayor was previousl
Page 7 and 8: planning report PDU/2665/014 Novemb
Page 9 and 10: additional routes however serve the
Page 11 and 12: Create new open spaces23 In line wi
Page 13 and 14: Density35 This is a vertically mixe
Page 15 and 16: south of the site. The screening wo
Page 17 and 18: Access67 Seven blue badge accessibl
Page 19 and 20: Energy and climate changeEnergy eff
Page 21 and 22: Financial considerations99 There ar

Neptune Wharf, Grinstead Road - Greater London Authority

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