One Blackfriars - Planning Statement FINAL VERSION - Southwark ...

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CBRE | ST GEORGE SOUTH LONDON LTD7.0 Planning Policy Overview Thames Flood Zone7.21 LB Southwark will support the provision of new food and non-food retail space intown centres and seek to ensure that new development comprises a scale andbalance of different uses appropriate to the centre (Core Strategy Strategic Policy 3).Saved Southwark Plan Policy 1.7 states that most new developments for retail andother town centre uses (including leisure, entertainment, community and residentialuses) will be directed to existing town centres.7.22 Development of hotels will be promoted within the town centres, the StrategicCultural Areas, and places with good access to public transport services, providingthat these do not harm the local character (Core Strategy Strategic Policy 10).7.23 Proposals on sites in APZs should provide an assessment of any archaeologicalremains which may be present (Core Strategy Strategic Policy 12 and savedSouthwark Plan Policy 3.19). Development that would lead to a reduction in airquality will be resisted, particularly in the Air Quality Management Area (saved Policy3.6).7.24 Development will be allowed in the ‘Thames Flood Zone’ (identified in Figure 34 ofthe Core Strategy) where it is designed to be safe and resilient to flooding and meetsthe Exceptions Test (set out within PPS25) in accordance with Core Strategy StrategicPolicy 13.Supplementary Guidance - Draft Bankside, Borough & London BridgeSPD 20107.25 The draft SPD was published for two rounds of public consultation in February andSeptember 2010. Production of the SPD was put on hold in early 2011 to allow thepreparation of Bankside, Borough and London Bridge Neighbourhood Plan.However, work recommenced on the production on the SPD in early 2012. Althoughnot formally adopted, the draft SPD is a material consideration in the determinationof planning applications in the area.Page 20PLANNING POLICY OVERVIEW7.26 The draft Bankside, Borough and London Bridge (BBLB) SPD sets out a strategicvision for the OA and includes a site specific allocation relating to the Site.7.27 LB Southwark’s vision is for Bankside, Borough and London Bridge to be a vibrant,mixed-use area that people want to visit, that supports the economic and businessfunction of central London, promotes the success of local businesses and provides ahigh quality living environment for local people. In order to achieve this, LBSouthwark will support the delivery of a significant number of new homes and jobsin accordance with London Plan targets.7.28 In relation to Blackfriars Road North sub-area, the SPD states that (Section 3.2):“Major mixed use development will line the northern half of Blackfriars Road,which will be a major focus for high quality offices and a complementary mixof uses bringing new life to the area. This will include hotels, new retail spaceand housing. Development will help bring new activity and life to BlackfriarsRoad, which will be complemented by major public realm improvements.There will be a cluster of tall buildings around the northern end of BlackfriarsRoad. These buildings will be of exceptional design and will enhance thelook of the area and provide new public spaces. Access to and along theriverside and to and from the new Blackfriars Station will be improved”
CBRE | ST GEORGE SOUTH LONDON LTD7.0 Planning Policy Overview7.29 Guidance on the Blackfriars Road North sub-area specifies that at the intersection ofBlackfriars Road, Stamford Street and Southwark Street, development should be notaller than 165 metres, the height of the schemes already approved for this location.7.30 A site specific allocation (Section 5.9) is included for the Site which describes it as a‘gateway to Southwark’ and states that development could provide a significantcontribution to providing high quality homes and offices, and improving thestreetscape and vibrancy of Blackfriars Road.7.31 The Site is promoted for a mix of uses including hotel, office (Class B), retail (ClassA), leisure, entertainment and cultural (Class D) and residential uses, with active usesat lower levels. The allocation also seeks the provision of viewing platforms and amajor leisure, arts, cultural or entertainment facility to provide public benefit andtake advantage of its prominent location.7.32 The Site is identified as having potential for a tall building. Proposals should be ofthe highest quality of design which appropriately responds to the sensitive riversidelocation and takes into account important views (such as the strategic view from StJames Park to Horse Guards Road and local views along Blackfriars Road). Thedesign should also define the corner of the Site, have a building line which providesenclosure to the street and accommodate substantial amounts of publicly accessibleactive uses.7.33 Development should provide pleasant and welcoming public space on the Site whichrelate and link to nearby open spaces. Development should also help to improve thestreetscape and pedestrian and cycling environment on Blackfriars Road andStamford Street (including through provision of an improved road crossing).OTHER RELEVANT POLICY CONSIDERATIONS7.34 In addition to the site specific allocation and other designations, there are a numberof other policy considerations associated with the Site’s location.7.35 The Site is visible in a number of strategic views in the London View ManagementFramework (2012) – although it is not within the Viewing Corridor or BackgroundConsultation Area of any Protected Vistas. Of particular relevance, the Site fallswithin the Background Consultation Area of the Townscape View from AssessmentPoint 26.A: St James’s Park to Horse Guards Road (as highlighted in the site specificguidance in the BBLB OA SPD).7.36 Guidance on this view states that any building proposal that will be visible in thebackground should relate to one or the other of the existing groups either side ofDuck Island and must be of exceptional design quality, in particular with regard tothe roofline, materials, shape and silhouette. New buildings that appear above thecentral part of Duck Island would damage the viewer’s ability to see these groups ofbuildings in conjunction with the landscaped foreground and should normally berefused.7.37 A number of local views are also identified in the draft BBLB SPD. These are assessedin detail within Volume II of the Environmental Statement.7.38 As outlined in the Site and Surroundings section, there are a number of Grade IIlisted buildings in the immediate vicinity of the Site. Also, Old Barge House AlleyConservation Area is located to the east of the Site straddling theSouthwark/Lambeth borough boundary (full list of nearby heritage assets is providedPage 21PLANNING POLICY OVERVIEW
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