965-home mixed-use scheme at 1 Hook Rise South, Tolworth

The site and surroundings

The approximately 4.4-hectare brownfield site had been vacant for about 20 years and lay beside Tolworth station, roads, housing and railway land.

“The site is bound along its north-western edge by the A3 Kingston Bypass and the adjacent slip-road, Hook Rise South. To the south of the site lies existing residential properties and to the south-east, a railway embankment slopes up towards a railway line that is approximately 4 metres higher than the site, beyond which lies Premier Inn, a bus garage, a concrete making site and Lidl’s HQ building with King George’s Recreation Ground and Tolworth Court Farm Field’s…”

“Tolworth District Centre lies immediately north of Tolworth roundabout, which comprises a mix of retail and service uses. The site is strategically positioned within the Kingston Opportunity Area and the northern tip is identified for a planned extension of the Tolworth District Centre. This planned extension, reaching down to Tolworth Station, supports the transition toward the higher-density, mixed-use character proposed in this application.”

Officer report

Earlier permissions and development

A 2019 permission established 950 homes across the masterplan, with 211 homes completed in Phase 1 and the current application replacing the remaining outline phase.

“Planning permission was originally granted on 28 March 2019 under reference 16/10482/FUL for a residential-led hybrid development. That permission ("the Original Permission") established the principle of development for a total of 950no. residential units across the wider masterplan area, split as follows:”

“The current application (24/02849/OUT) seeks a fresh hybrid planning permission for the remaining parcels of land not built out under Phase 1. This proposal which relates to Phase 2 of the development effectively replaces the 739no. units previously granted outline permission in 2019, with a more intensive scheme of 965no. units.”

Officer report

What officers recommended

Officers recommended granting permission subject to the Mayor of London referral, a Section 106 agreement and conditions.

“That the Committee RESOLVE TO GRANT planning permission subject to the Stage 2 referral to the Mayor of London and the completion of a Section 106 legal agreement, and to delegate authority to the Assistant Director of Strategic Planning and Infrastructure to:”

“Finalise the recommended conditions as set out in this report including such amendments, additions and/or deletions as the Director of Planning and Regeneration (in consultation with the Chair of Planning Committee) considers reasonably necessary; and…”

Officer report

Views from residents and groups

Twenty representations opposed the scheme and two supported it, with objections covering density, height, traffic, parking, design, light, noise, privacy and local services.

“Quantum / density of development ● Access or traffic problems (proposal will exacerbate existing congestion around Tolworth roundabout) ● Car parking issues (inadequate parking to serve the proposed development / no capacity on surrounding residential streets for on-street car parking) ● Highway safety concerns (access off A3) ● Delivery/servicing arrangements to retail units ● Excessive height or bulk of buildings ● Inappropriate design ● Insufficient family-sized…”

“Increased noise (concerns regarding effectiveness of the proposed noise barrier to the A3) ● Increased pollution ● Loss of privacy ● Loss of outlook ● Pressure on local services and facilities - School/GP places and insufficient shops to meet demand of increased population ● Critical of the design and function of the proposed open space to be provided on site around the edge ● Concerns regarding validity of the proposed energy offset (development should meet its own energy…”

Officer report

Who spoke at the meeting

Speakers included representatives for registered objectors, a registered objector, representatives for the applicant and a councillor who requested to address the committee.

Extra safeguards added

The committee added or requested safeguards for railway-side balcony screening, unopenable windows, future Agent of Change discussions and clear information about noise and parking restrictions.

“Inclusion of a condition (if not already covered) regarding acoustic screening on the balconies to the side of the railway line;”

“Inclusion of a condition in relation to Phase 2A to mandate that the windows on blocks G2 and G3 on the railway side be unopenable as a further measure to uphold the principle of Agent of Change;”

Minutes

How members voted

Eight councillors voted for the application, one voted against and none abstained; the non-openable windows condition had separately been carried.

“For: Councillors Beynon, Davies, Giles, Green, Henderson, Mirza, Sadr-Hashemi and Wehring (8) Against: Councillor George (1) Abstentions: None (0)”

“Note: The vote to grant the application was carried following a vote taken on the inclusion of the condition regarding non-openable windows, which was carried, as follows:”

Minutes

The committee decision

The committee resolved to grant permission subject to the Stage 2 referral, completion of a Section 106 agreement and delegated finalisation of conditions and obligations.

“RESOLVED to GRANT planning permission subject to the Stage 2 referral to the Mayor of London and the completion of a Section 106 legal agreement, and to delegate authority to the Assistant Director of Strategic Planning and Infrastructure to:”

“2) Negotiate, agree and finalise the legal agreement as set out in the report pursuant to Section 106 of the Town and Country Planning Act 1990 and other relevant legislation, including adding to, amending and/or deleting the obligations detailed in the heads of terms as the Director of Planning and Regeneration (in consultation with the Chair of Planning Committee) considered reasonably necessary, in particular noting the following point:”

Minutes