Student accommodation and offices at Greenwich Quay, Clarence Road, London SE8

What was proposed

The application sought to demolish existing structures and build student accommodation, commercial space, landscaping, public realm improvements and associated access and cycle works.

“That full planning permission be granted for the ‘Demolition of existing structures and construction of a building comprising student accommodation (Sui Generis), commercial floorspace (Use Class E), together with associated landscaping, public realm improvements, access works, cycle parking, refuse/recycling stores and associated works’.”

“The proposal seeks planning permission for the demolition of existing structures and construction of a building comprising student accommodation (Sui Generis), commercial floorspace (Use Class E), together with associated landscaping, public realm improvements, access works, cycle parking, refuse/recycling stores and associated works.”

Officer report

The site and its setting

The site was a 0.29-hectare commercial plot beside Deptford Creek, with three four-storey office buildings and some converted residential units.

“The application site is an approximately 0.29 Ha irregular shaped plot on the western bank of Deptford Creek to the north of Creek Road and on the junction with Clarence Road, close to the borough boundary with Lewisham to the south west.”

“The site comprises of three 4-storey office buildings providing a total commercial floorspace (Class E) of approximately 2,544 sqm, which are individually let with some units currently being vacant. Some of the commercial floorspace on the site has been converted to residential use via Prior Approval under the General Permitted Development Order (2015) or through unlawful conversion, amounting to 9 self-contained residential flats (Class C3).”

Officer report

What officers recommended

Officers recommended approval, subject to referral, a legal agreement and conditions, because the proposal was considered acceptable overall and its benefits outweighed identified harm.

“Subject to - (i) Referral of the application to the Mayor of London as required under the terms of The Town and Country Planning (Mayor of London) Order 2008; (ii) The satisfactory completion of a Section 106 (S106) Legal Agreement (obligations set out in Section 26); and (iii) Conditions set out in Appendix 2 and any addendums.”

“ITEM NO: PAGE NO: 2 (iii) Consider, in the event that the S106 Agreement is not completed within three (3) months of the date of this Planning Board resolution, whether consent should be refused on the grounds that the agreement has not been completed within the appropriate timescale, and that the proposals are unacceptable in the absence of the recommended planning obligations; and if the Assistant Director (Planning & Building Control) considers it appropriate, to…”

Officer report

What people said

Consultation produced 294 supporting responses and 248 objections, with concerns about student housing, height, heritage, amenity, traffic, parking, safety and sustainability.

“ITEM NO: PAGE NO: Amenity Impacts: • Loss of daylight, sunlight, and privacy for neighbouring properties • Potential wind tunnelling effects • Noise pollution from communal terraces and student activities The impact of the proposal on neighbour amenity is discussed in section 16 of this report. Noise and air quality are discussed in section 17 of this report.”

“The impact of the proposal of local health services is discussed in section 21 of this report. CIL is discussed in sections 24 and 25 of this report. While student in full-time HE study typically do not pay Council Tax this is not a valid planning consideration for this application. Fire Safety Concerns: • Fire safety risks due to limited access • Inadequate evacuation points for the number of residents. Fire safety is discussed in section 20 of this report.”

Officer report

Who addressed members

Members considered addresses made at the earlier meeting by a ward councillor and residents, alongside written submissions from the Royal Parks and World Heritage Site coordinator.

The vote

The recommendation to grant permission received no votes in favour, six against and no abstentions.

“The Chair put the recommendation to grant consent for the demolition of existing structures and construction of a building comprising student accommodation and commercial floorspace to the vote with – 0 Members in favour 6 Members against 0 Members abstaining…”

Minutes

The decision and reasons

Permission was refused because the height and massing were out of scale and the building would harm local character, strategic views and the World Heritage Site.

“In consultation with the Chair, the Assistant Director, Planning and Building Control confirmed the first ground for refusal was by reason of its height and massing, outside an area designated for tall buildings would result in a development which is out of scale with its surroundings and therefore harmful to the local character, appearance and townscape.”

“The development by reason of its height and position north of the emerging cluster of tall buildings to the south would negatively impact on views from within the World Heritage Site and The Royal Greenwich Park, namely the views from One Tree Hill and the north end of Lovers Walk within Greenwich Park as well as the view from the Greenwich Church Street junction with Creek Road.”

Minutes