Tustin Estate Land Bounded By Manor Grove Ilderton Road Hillbeck Close Old Kent Road London Southwark SE1 Data via plota.co.uk

26/AP/0290 - Section 106 - Notification Approved

Proposal

Discharge of obligation Schedule 5, Clause 1.1 (Parking Permits Prior To Occupation) of the Section 106 Agreement associated with dated 27/10/2022 for 'Hybrid application comprising a full planning application for Phase 1 comprising the demolition of Hillbeck Close, Ullswater House and garages at Manor Grove and the erection of four buildings at 2/3-storeys (D1 and D2), 5/9-storeys (C) and 7/13-storeys (G1) providing 167 homes (Class C3) with associated parking, public realm, open spaces, landscaping and ancillary infrastructure; and the refurbishment of properties at Manor Grove. Outline planning permission (all matters reserved except for access) for phases 2, 3 and 4 comprising the demolition of Bowness House, Pilgrims Way Primary School, Kentmere House and Heversham House and the erection of 12 buildings (A, B, E1, E2, E3, E4, F1, F2, G2, H, J and Pilgrims Way Primary School) ranging in height from 2 to 21 storeys to provide up to 57,786 sqm of floorspace (GEA), comprising up to 523 affordable and market homes (Class C3), up to 3,452 sqm (GEA) of flexible commercial floorspace (Class E, F1 and sui generis) and up to 2,214 sqm (GEA) of educational floorspace (Class F1) including temporary space for the children's centre, with associated parking, public realm, open spaces (including MUGA), landscaping and ancillary infrastructure. Providing a total of 690 homes (Use Class C3) and 5,666 sqm (GEA) of non-residential floorspace (Use Classes E, F1 and sui generis).' Data via plota.co.uk

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View original council record ↗Last checked 26 Jul 2026, 12:41

Street View

Application progress

✓

Received

2 Feb 2026

✓

Validated

11 Feb 2026

✓

Approved

2 Apr 2026

Approved on 2 Apr 2026 · Source Team · Last checked 26 Jul 2026

Documents 3

Application forms 1

PDF Application - Form (Without Personal data) Application - Form (Without Personal data) · 3 Feb 2026 View ↗

Associated applications 13

Part of

OutlineApproved27 Oct 2022council archive

Conditions 17 awaiting decision · varied
- ConditionsDischarge of obligation Schedule 5, Clause 1.1 (Parking Permits Prior To Occupation)…This application11 Feb 202626/AP/0290
- Show 9 more · 4 approved, 3 pending, 1 withdrawn
  - ConditionsRe-discharge of the details to satisfy Appendix 3, Schedule 5, Clause 4.1 (Car Club Scheme)…4 Sep 202626/AP/2624
  - ConditionsDetails submitted to satisfy Schedule Sch9 and Sch11 Unilateral Undertakings Compliance…Withdrawn25 Jun 202626/AP/1731
  - Planning obligationSchedule 8, Clause 2.2 Public Realm Works relating to Phase 1 Tustin Estate (refs…25 Jun 202626/AP/1703
  - Planning obligationNotification of Occupation, to satisfy Clause 5.1.3 of the Section 106 agreement29 May 202626/AP/1546
  - ConditionsDetails of Condition 17 'Piling Method Statement'18 Feb 202626/AP/0479
  - Amendment29 Aug 2024archive
  - Reserved matters22 Aug 2024archive
    Conditions 2, 3, 6 varied
    - AmendmentNon-material amendment18 Feb 202626/AP/0476
  - Amendment14 Dec 2023archive
Also linked at this site · 2
- AmendmentNon-material amendment to wording of Condition 33 and 34, which gave consent for: "Minor…29 Sep 202525/AP/2801
- AmendmentNon-material amendment for 'Minor Material Amendment of Condition 2 (Approved Plans)…15 Jul 202525/AP/1784

Site constraints 8

Flood zone 3, rivers and sea

High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.

The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.

Flood map ↗

Archaeological priority area: North Southwark and Roman Roads

An assessment or field evaluation may be asked for before ground works.

The council or Historic England considers archaeology likely here. A desk-based assessment, and sometimes trial trenching, can be asked for with the application.

Air quality management area: Southwark AQMA

The council has declared the area as failing an air quality objective.

Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.

Council record ↗

National infrastructure project 976 m away: Thames Tideway Tunnel

The site is 976 m from the project boundary. Waste water treatment, decided. The project page says whether consent was granted. Also within 2 km: London Strategic Heat Main Project (at pre-application, 1417 m).

Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.

Planning Inspectorate project page ↗

Opportunity area

Where the London Plan expects significant growth.

Boundaries are indicative and the borough holds the detailed plan.

Also on the record

Radon affected area, class 2; Inside the Southwark built-up area; Public transport access: PTAL 2 (poor), TfL 2023, for the 100 m square.

Not affected

Not green belt · No listed building at the site · No scheduled monument at the site

Checked on 6 October 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate, the British Geological Survey and UK Health Security Agency (radon, contains BGS materials © UKRI), Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Important details

Council: Southwark
Application type: Section 106 - Notification
Received: 2 Feb 2026
Validated: 11 Feb 2026
Ward: Old Kent Road
Parish: Bermondsey And Rotherhithe
Case officer: Show
Target decision: 7 Apr 2026
Decision: Agreed - for App Types VLA and VNMC
Decision date: 2 Apr 2026
Decision level: Source Team
Agent: HGH Consulting

Consultation & key dates

Statutory expiry: 7 Apr 2026
Env. assessment: No

Southwark

Planning Authority Score

7/10

Good

#64 of 296 councils

Relevant to this application:

Major dwellings

Southwark is faster than most councils at deciding householder applications, ranking #54 out of 296. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).

Faster than most councils

for householder decisions

These figures are council-wide context, not a prediction for this application. View full council performance

Southwark decision statistics

Based on MHCLG data, the year to March 2026

92%

Overall approval rate

Above avg (87%) #93 of 296

95%

Householder approved

Above avg (90%) #92 of 296

78%

Decided in 8 weeks

Above avg (63%) #54 of 296

37%

Extended time limit

Below avg (41%) #122 of 296

92%

Minor dwellings approved

259 decided (1-9 homes)

86%

Major dwellings approved

14 decided (10+ homes)

82%

Change of use approved

38 decided

1,622

Total decisions

132 refused in the year to March 2026