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

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CBRE | ST GEORGE SOUTH LONDON LTD8.0 Planning Policy Assessment8.126 The Site’s location within the LBBB Opportunity Area is a key consideration, inaddition to the exemplary design standards in accordance with Section 2.2 of theResidential Design Standards SPD that would be achieved in the ProposedDevelopment which is evidenced in the Design and Access Statement.8.127 On this basis the residential density is considered entirely appropriate and reflectiveof optimum development capacity of the Site.Residential Quality8.128 A detailed analysis of the homes within the Proposed Development against theResidential Standards included within LB Southwark’s Residential Standards SPD andThe Mayor’s Draft Housing SPG is included in Section 4 of the Design and AccessStatement. This analysis demonstrates that homes would fully comply (and in areas,significantly exceed) residential standards creating an exemplary living environment.The key findings of this assessment are summarised below.Sizes of Homes8.129 The Proposed Development would provide significantly oversized homes comparedto the minimum dwelling sizes set out in the London Plan (which are also reflected inthe LB Southwark Residential Design Standards SPD). This is summarised in the tablebelow which demonstrates that on average the proposed new homes are providedwith an exceptional standard of internal amenity significantly exceeding minimumpolicy requirements.DWELLINGTYPEHOME SIZE RANGE SQ M LONDON DIFFERENTIAL SQ MMIN MAX PLANSTANDARDSQ.MMIN MAX AVERAGEDIFFERENTIALSQ MStudio 40.5 50.6 37 3.5 13.6 9.2Manhattan(1 bed)50.7 78.6 50 0.7 28.6 12.22 bed 87.4 144.1 61-70 17.4 83.1 46.13 bed 148.2 234.9 86-95 53.2 148.9 91.54 bed 308.6 308.6 90-99 209.6 218.6 209.6Penthouse 386.4 591.2 90-99 287.4 501.2 391.6Page 40PLANNING POLICY ASSESSMENT8.130 All new homes would meet Lifetime Home standards. Initial Lifetime HomeAssessment demonstrates that the homes would be able to achieve ‘Gold’accreditation.Daylight and Sunlight8.131 All homes would benefit from excellent daylight and sunlight due to the layout andform of development as set out in Chapter 13 of the ES.8.132 All homes would also benefit from a high quality aspect benefitting from stunningpanoramic views across London and the Thames. Due to the arrangement of theproposed floorplates there are no homes with an ‘only north facing’ aspect. Due to
CBRE | ST GEORGE SOUTH LONDON LTD8.0 Planning Policy Assessmentthe circular floorplates and the glazed frontage, new homes on the northern apex ofthe building would either have a north eastern or north western facing aspect.Noise8.133 Chapter 11 of the ES deals with Noise and Vibration issues and explores theexposure of the Site to noise. Baseline noise surveys were undertaken at the Site andrecommendations made on the approach to materials within the ProposedDevelopment to ensure that the development itself could not create noise impacts aswell suitably insulating the proposed development from potential external noisesources.Residential Amenity8.134 LB Southwark’s Residential Design Standards SPD 2011 states that all newresidential development must provide an adequate amount of useable outdooramenity space – the nature and scale of which should be appropriate to the locationof the development, its function and the character of the area.8.135 It also states that; where it is not possible to provide an adequate amount of outdooramenity space in accordance with the required standards of the SPD, and the savedSouthwark Plan Policy 4.2, the Applicant must justify why this cannot be achievedthrough the Design and Access Statement. Where developments are withinimmediate proximity of a substantial area of public open space, accessibility to theopen space, combined with better outlook, may justify less amenity space as part ofthe development. It identifies that in such circumstances, a planning contributionmay be required instead to provide off-site public amenity space.8.136 The SPD seeks 10 sq m of private amenity space for each 3+ bedroom home andas much as possible for smaller homes towards a target of 10 sq m with the shortfallto provided through provision of private communal space.8.137 Mayoral standards set out in the Mayor’s draft Housing SPG (December 2011)require that a minimum of 5 sq m of private outdoor space should be provided for1-2 person dwellings and an extra 1 sq m should be provided for each additionaloccupant. In exceptional circumstances, where site constraints make it impossible toprovide private open space for all dwellings, a proportion of dwellings may insteadbe provided with additional internal living space equivalent to the area of the privateopen space requirement.8.138 Within the Tower, private winter gardens would be provided for all homes of 2+bedrooms which meet the GLA draft Housing SPG minimum requirements forbalcony sizes. This represents two thirds of all homes. All 3+ bedroom homes havea minimum of 10 sq m of private amenity space in accordance with LB Southwark’sResidential Standards SPD.8.139 Studio and Manhattan homes would be provided with additional internal livingspace in lieu of winter gardens. On average these homes are approximately 9 sq mand 12 sq m larger than the London Plan standards respectively. It is considered thatthese homes would benefit more from this additional internal space compared to theinclusion of winter gardens. The majority of homes would benefit from panoramicviews across London and the Thames, which would further enhance the quality of theresidential offer and accommodation provided.Page 41PLANNING POLICY ASSESSMENT
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