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

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CBRE | ST GEORGE SOUTH LONDON LTD8.0 Planning Policy Assessmentthe residents of the Tower. Plant space is incorporated at roof level but screenedfrom view from above and the side.Exemplary Design8.160 The NPPF identifies that the Government attaches “great importance to the design ofthe built environment” and that good design is a key aspect of sustainabledevelopment and should contribute positively to making places better for people(paragraph 56)8.161 The Design and Access Statement that accompanies the application provides a fullexplanation and assessment of the Proposed Development design and its evolution.8.162 The Proposed Development has sought to achieve the highest standards of designand inclusivity in terms of layout and individuals buildings.8.163 The Proposed Development has also been designed with consideration of LondonPlan (2011) policies 7.1, 7.4 and in particular 7.7, which relates to design issuesassociated with tall buildings.8.164 Cumulatively, the three key built elements of the Proposed Development outlinedabove retain the exemplary design quality and integrity of the Ian Simpson designedimplemented permission.8.165 The lower level design changes improve upon the ground floor experience of theProposed Development, and create a new destination that successfully integrates intothe wider urban fabric.8.166 The design amendments respond positively to the reconfiguration of land uses withinthe Proposed Development that are required to ensure the development isdeliverable and viable in the current economic climate and in areas, improve uponthe implemented permission.8.167 In addition, as a new application for the Site, the Proposed Development is requiredto be considered against all the requirements of saved Policy 3.20 of the SouthwarkPlan which requires all tall buildings to:i. Make a positive contribution to the landscape;ii.Be located at a point of landmark significance;iii. Are of the highest architectural standard;iv. Relate well to its surroundings, particularly street level; andv. Contribute positively to the London skyline as a whole consolidating acluster within that skyline or providing key focus within views.8.168 The Proposed Development is considered against the criteria of Policy 3.20 below.i) Make a positive contribution to the landscape;8.169 The landscape and public realm strategy is an important part of the tall buildingproposal. It would create a setting for the tower, allowing it to ‘land’ appropriately.8.170 As established in the Design and Access Statement and earlier in this section, thepublic realm strategy for the Proposed Development would provide an appropriatesetting for the Tower. The creation of Blackfriars Place would significantly enhancethe Site’s contribution to the landscape of the wider area, providing greaterpermeability, cohesion with neighbouring sites and provided a multi-functionalPage 44PLANNING POLICY ASSESSMENT
CBRE | ST GEORGE SOUTH LONDON LTD8.0 Planning Policy Assessmentcentral space which would act as destination for residents, workers and visitors to thewider area.ii)Be located at a point of landmark significance;8.171 The definition of a point of landmark significance was the subject of extensivediscussion at the Public Inquiry in relation to the Implemented Permission. It wasconcluded that this is an appropriate location for a tall building at the confluence ofthese importance routes, as well as the bridgehead and the river crossing in thislocation.8.172 This is recognised in the site specific allocation for the Site included within the draftBBLB SPD which identifies the Site as an appropriate location for a tall building.8.173 In this context the Proposed Development including a tall building is appropriate forthe Site. This is reinforced by the external appearance, design, scale and massing ofthe Tower remain the same as the Implemented Permission which is a materialconsideration.iii)Is of the highest architectural standard8.174 There was considerable discussion at the Public Inquiry on the architectural qualitiesof the Implemented Permission. As demonstrated in the Design and AccessStatement and ES Vol II Townscape Visual Impact Assessment (TCVIA), thefundamental characteristics and integrity of the design of the implementedpermission have been retained with the Tower element of the New Applicationretaining exactly the same external design and appearance as the implementedpermission including:The double skin-façade;The complex curved glass ‘skin’ and its sculptural form;The materiality of the internal facade and the use of colour;The taper of the buildings top and its single skin transparency.8.175 There have been changes proposed to the internal configuration and the groundfloor of the Tower. However, these have been demonstrated not to affect the qualityof the design. The removal of the Podium would allow the Tower to hit the ground asa freestanding building that responds to the site topography and contribute to thepublic realm.8.176 Since the Implemented Permission was granted, the LVMF has been revised settingout the strategic views that apply to the Proposed Development. In addition thecouncil has published its draft BBLB SPD which sets out the local views that should beconsidered in this context. The appearance of the Proposed Development in theseviews has been assessed in the ES Vol II TCVIA and is summarised later this chapter.8.177 The changes to the low rise Podium and Rennie Street buildings would retain theoverall high quality design of the implemented permission and improve specificelements of the buildings as outlined earlier in this section. These revisions havebeen enabled by bringing the public realm to ground level.8.178 The changes to the Podium building at the corner of Stamford Street and BlackfriarsRoad would give it a stronger presence and greater purpose. It now reads as anelement in itself but one that would still relate sensitively to the Grade II Listed MadHatter Pub across Stamford Street.Page 45PLANNING POLICY ASSESSMENT
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