Borough Triangle Planning Application

Borough and Bankside Councillor

Cllr Victor Chamberlain

victor.chamberlain @southwark.gov.uk

Irina.VonWiese@s outhwark.gov.uk

david.Watson @southwark.gov.uk

graham.neale @southwark.gov.uk

Maria.LinforthHall@southwark.gov.uk

Borough and Bankside Ward St Georges Ward

Cllr Victor Chamberlain

Cllr Irina Von Wiese

Cllr David Watson

Cllr Graham Neale

Cllr Maria LinforthHall

Site

• The site currently consists of:

• The London School of Musical Theatre

• Mercato Metropolitano

• To the north of the site is Scovell Estate, a large residential area.

• To the west is the London South Bank University.

• The south and west of the site is a mixture of community, residential, commercial and recreational uses (including Ministry of Sound nightclub).

Previous Planning Applications

There have been two previous plans for development of the Borough Triangle. Both were commissioned by the housing association Peabody.

2014, Stephen Marshall Architects (SMA)

• Proposals by SMA consisted of 8 buildings – one office space, one for use by the Ministry of Sound and the remainder (including two towers) for residential use. The building heights ranged from 4 to 40 storeys.

• The development would have provided 529 new homes and 18,000sqm for non residential use.

• SMA submitted the application in 2014 but it was withdrawn in 2016.

Squire & Partners Architects (P&P)

• P&P produced a development proposal that included 8 new buildings between 7 and 39 storeys high, with commercial use on the ground floor of each building and the remainder for residential use. The proposals had no provision for the Ministry of Sound nightclub.

• The development would have provided 674 new homes and 6,500sqm for non residential use.

• Despite extensive consultation with Southwark Council, no application was made.

Planning Context

• London Plan identifies capacity for 5,000 new homes and 10,000 new jobs at Elephant & Castle.

• The Southwark Plan typically expects tall buildings in Major Town Centres, Opportunity Area Cores and the Central Activities Zone as does the Council’s Tall Buildings Background Paper

• Currently identified as an allocated site in the New Southwark Plan.

• The NSP44 defined by LBS should:

• strive to provide the same amount of employment space as it offers at present

• provision of at least 438 new homes

• 15% of the site to be a new open space for the general public

• Low line access

• The site is identified as suitable for tall buildings, subject to consideration of impacts on existing character, heritage and townscape.

Overview

• Housing developer Berkeley has submitted a planning application to redevelop the Borough Triangle site.

• 838 new homes

• 35% affordable housing across the development

• 50% of this being social rent

• 50% shared ownership

• Four buildings ranging in height from 5 to 46 storeys (162m high)

• New office, retail and community/leisure space, including affordable workspace

• New landscaped open spaces, including a new public piazza and woodland areas

• New pedestrian routes through the site

Proposals

All existing buildings on the site will be demolished except for 82 Borough Road, which will be retained, and 83 Borough Road, which will be partly retained

4 new buildings (building A, B, C and D) will be constructed on the site.

Building E is the retained and refurbished 82 Borough Road.

Building A – 46 storeys (162m), first floor amenities and upper floors will be new homes with a garden on the roof. Building will still cater to the needs of the London School of Musical Theatre.

Building B – 42 storeys (149m), ground floor a commercial unit, with upper floors comprised of new homes with a garden on the roof.

Proposals

Building C – 10 storeys at highest (47m) with a 5 storey extension, ground floor and mezzanine to cater to needs of Mercato Metropolitano, with upper floors for residential use and garden on the roof.

Building D – 18 storeys (71m), ground floor and mezzanine for commercial use, with upper floors comprised of new homes.

Building E – 3 storeys (21m), refurbished existing building at 82 Borough Road, will be used for commercial purposes.

Proposals

• 838 new homes will be provided, ranging from studios to 4 bedroom flats. The majority will be 1 bed flats for 2 people.

• These homes would, at capacity, accommodate 2585 people.

• 35% of these houses will ‘affordable’ (approx. 293).

• These will be split into 50% social rent

• 50% affordable intermediate shared ownership.

Proposals

3,257sqm of communal space

Public piazza which will accommodate playspace, an area for community events and space for retail and al fresco dining.

Issues raised

Height

The height of the tallest proposed building (building A) is 162m, with building B the second tallest at 149m.

These two buildings would become the tallest in the local area.

Concerns have been raised about the building blocking the light to the surrounding residential areas and the height of the buildings not being in-keeping with the surrounding area.

The planning proposal dictates that the building’s performance in regards to their effects on overshadowing, sunlight and daylight are “adequate, particularly when taking into account the wider benefits that proposed development realises”.

Issues raised – Mercato Metropolitano

A major concern raised is the loss of the Mercato Metropolitano market. The market is a popular social hub in the area with food vendors and bars and holds regular live events.

The proposals for Borough Triangle would demolish all buildings and spaces currently occupied by Mercato Metropolitano. Although the planning document claims space will be provided for Mercato Metropolitano in the new development, there no proposals to rehouse the market during the period of development, meaning Mercato Metropolitano would be closed for a number of years.

Pressure on local services

Issues raised

If all new homes provided by the development were occupied, an additional 2585 people could be living in the area. This could potentially put pressure on local services such as GPs, hospitals, transport and schools etc.

Additional residents could potentially increase traffic which could have impacts on the air quality of the area.

Issues raised – Affordable Housing

35% affordable housing is compliant with Southwark policy but many residents feel a greater proportion should be for social rent.

Concerns that we need more affordable family homes in the area.

Concerns that Shared Ownership isn’t genuinely affordable.

Planning System

• Developer Consultation

• Official Consultation

• Planning Committee considers and determines all strategic and major planning applications

• Made up of councillors from across the London Borough of Southwark

• Planning Officers will make a recommendation of whether to approve an application in a report to the Committee.

• At Committee:

• Planning Officers Present

• Applicant Speaks

• Objector Speaks

• Local supporter can speak

• Local Councillors can speak

• Committee votes

Making a representation

1. To comment on, or make an objection to, a planning application, you can use the online planning register

(https://planning.southwark.gov.uk/online-applications/)

• To search for the relevant application, you can search using keywords, the application reference number, the relevant postcode or address.

• The reference number for the Borough Triangle planning application is 22/AP/3149.

• Once you have found the relevant application, you can leave a comment by selecting the ‘comment’ tab and filling out the online form.

2. You can also comment by emailing patrick.cronin@southwark.gov.uk quoting the reference 22/AP/3149

3. You can comment by writing to Patrick Cronin, Planning and Growth Department, 5th Floor Hub 2, Southwark Council, PO BOX 64529, London SE1P 5LX and quoting the reference 22/AP/3149

Grounds for Objection

There are specific grounds on which a planning application can be rejected:

Overlooking another building causing loss of privacy

Inappropriate design or materials

Affecting parking, highway safety or traffic

Affecting the natural environment or creating a flood risk

Causing loss of trade for local businesses

Poor conduct from the applicant

Disputes over property boundaries

Affecting a listed building

Rejected previous planning applications in the same location

Causing noise disturbance

Causing loss of light/overshadowing for surrounding buildings

Affecting house prices or house insurance in the area

Damage to other properties

The strength or volume of opposition/objections

What do you think?

Summary

victor.chamberlain @southwark.gov.uk

Irina.VonWiese@s outhwark.gov.uk

david.Watson @southwark.gov.uk

graham.neale @southwark.gov.uk

Thank you!

Maria.LinforthHall@southwark.gov.uk

Cllr Victor Chamberlain

Cllr Irina Von Wiese

Cllr David Watson

Cllr Graham Neale

Cllr Maria LinforthHall