Co-living and commercial building at 1-4 Beresford Square, Woolwich, London SE18

What was proposed

The application proposed demolishing the existing building and replacing it with a part-five, part-six-storey mixed-use building containing 156 co-living rooms and commercial space.

“That full planning permission be granted for: Demolition of the existing building to facilitate a mixed-use redevelopment comprising a single, part 5, part 6-storey building with Co-Living Accommodation (Sui Generis) including ancillary facilities, and commercial floorspace (Use Class E), along with hard and soft landscaping, cycle parking, accessible car parking, refuse and recycling facilities, and other associated works.”

“This application seeks full planning permission for the comprehensive redevelopment of 1-4 Beresford Square, involving the demolition of the existing building to facilitate a mixed-use scheme. The proposal consists of a single building, ranging between five and six storeys in height, providing 156 Large-Scale Purpose-Built Shared Living (LSPBSL) rooms and 130.6 sqm of commercial floorspace.”

Officer report

The site and surroundings

The site is a prominent Woolwich town-centre corner with a low-rise commercial building, high public-transport accessibility and a sensitive heritage setting.

“The development site covers approximately 0.16 hectares and occupies a prominent corner within Woolwich Town Centre. It benefits from frontage onto Beresford Street to the north and Beresford Square to the east. The site currently accommodates a low-rise, three-storey building with an open paved area to the rear. The ground floor retail units house commercial tenants, while the upper office levels have been vacant since 2013.”

“Transport Context 5.6 The site benefits from exceptionally high public transport accessibility, evidenced by PTAL ratings of 6a and 6b (the highest achievable). This reflects excellent access to frequent public transport services through its close proximity to: • Woolwich Station (Elizabeth Line): Approximately 120m from the site. • Woolwich Arsenal DLR Station: Approximately 40m from the site.”

Officer report

Earlier applications

Earlier permissions covered a hair and beauty spa, adult learning, signs and a temporary electricity transformer kiosk at or near the site.

“Application Reference Location Proposal Description Status 15/2038/F 4 Beresford Square Change of use to a hair and beauty spa. Approved 12/2178/F 1-4 Beresford Street Temporary change of use of the second floor from B1 (Office) to D1 (Adult Learning Unit). Approved 94/1565/A 1-4 Beresford Square Erection of two 20' x 3' banners. Approved 94/0102/A 1-4 Beresford Square Erection of two 8' x 6' single signboards.”

Officer report

Why officers supported it

Officers considered that housing, town-centre regeneration, employment, sustainability and affordable-housing payments outweighed limited heritage harm and other impacts.

“The scheme follows the Viability Tested Route in accordance with London Plan Policy H16. While an independent viability review confirmed the development is currently in deficit and technically supports a “nil” contribution, the applicant has committed to a total financial package of £2,289,415 toward off-site affordable housing. This package comprising a £1,724,415 PiL and a £565,000 Accelerated LSR payment, is equivalent to 15.23% affordable housing.”

“In balancing heritage impacts, the assessment confirms the development results in a very low level of “less than substantial harm” to the setting of designated heritage assets, including the Grade I listed Royal Brass Foundry. In accordance with the NPPF and the Planning (Listed Buildings and Conservation Areas) Act 1990, “great weight” has been given to the conservation of these assets.”

Officer report

Residents’ views

One response supported redevelopment, housing, density and economic benefits, while another questioned co-living, construction disruption and commercial provision.

“ITEM NO: PAGE NO: 31 assessed in detail within Section 16.0 ‘Affordable Housing’. Economic Benefits Anticipated increase in footfall and local spending, welcoming the contribution new residents will make to the local economy. The economic and social benefits of the scheme are assessed in Section 21.0 ‘Socio-economics’ of this report.”

“Construction impacts, including potential noise, air quality, and access disruption, are managed via detailed planning conditions requiring the submission of a Construction Logistics Plan (CLP) and Construction Environmental Management Plan (CEMP). These are discussed in Section 20.0 ‘Transport and Access. Commercial Provision Retention of commercial floor space is generally supported, but questions are raised over the level of oversupply in the town centre.”

Officer report

Who spoke

The Principal Planner explained the scheme, and the developer’s representatives described its management, accommodation, demand, affordability and regeneration benefits.

What members discussed

Members discussed the effect of single-occupancy schemes, town-centre regeneration, housing choice, social interaction, heritage changes, local businesses and the developer’s management role.

“In response to Members questions the developers advised as part of the housing needs study that informed the proposal the local housing demand was considers local demand, which was typically younger professionals transitioning from nearby student accommodation and seeking quality homes with employment access, including London links.”

“Another Member welcomed the proposal, expressing hope that it would contribute positively to the regeneration of Woolwich and bring a fresh perspective to Beresford Square. They felt it would support local businesses and bring diversity to the area, particularly welcoming and active the street frontage and the roof gardens.”

Minutes

The vote

Seven members voted for approval, with none against and none abstaining.

“The Chair put the recommendation to grant planning consent to the vote with 7 Members in favour 0 Members against 0 Members abstaining…”

Minutes

The decision

The Planning Board granted permission for the mixed-use redevelopment, subject to conditions and prior completion of the Section 106 agreement.

“(ii) The prior completion of an agreement under Section 106 of the Town and Country Planning Act 1990, containing the planning obligations summarised in the heads of terms as set out in the report (Section 28.0).”

“(ii) Finalise the detailed terms of the section 106 agreement and form of the planning obligations as set out in this report (Section 28.0), its addendums and the minutes of this Planning Board meeting.”

Minutes

What must happen first

The permission included detailed conditions, Section 106 obligations and authority to finalise wording before the decision notice was issued.

“That the Assistant Director (Planning & Building Control) be authorised to: (i) Make any minor changes to the detailed wording of the recommended conditions as set out in Appendix 2 of the report, its addendums and the minutes of this Planning Board meeting, where the Assistant Director (Planning & Building Control) considers it appropriate, before issuing the final decision notice.”

Minutes