Indoor dance studios at Arches, London SE11

“Proposal description 2.2.1 Full planning permission is sought for the change of use of arches 88 - 95 to indoor sport, recreation or fitness use (Use Class E(d)).”

“↑ To contents 2.2.2 The application proposes to change a total of 1,804 sqm GIA across eight consecutive railway arches to dance studios. The proposed use would fall within Class E(d) ‘Indoor sport, recreation or fitness’. The proposal would comprise dance studios, music rooms, a meeting room, a storage room, changing rooms as well as cycle storage for 29 bicycles.”

“↑ To contents 2. Site context and proposal 2.1 Site description 2.1.1 The application site (“Site”) comprises Arches 88-95, which are unlisted railway arches between Glasshouse Walk and Tinworth Street, located within the Albert Embankment Conservation Area. The western half of the conservation area is occupied by the River Thames itself, including the shingle foreshore and mud-banks, the piers and bridges and Albert Embankment structure.”

“The arch units are internally connected with each other within the existing and proposed plans. The existing units feature multiple access doors on the north elevation, Unit 88 bookends the southern end of the row of arches and benefits from south and west access doors. The arches to the north of the site are occupied by BASE Dance Studios, who are also the applicant for the Site. The proposal would also internally connect with this adjacent site.”

“Relevant planning history 2.3.1 Application site 2.3.2 The relevant planning history is as follows: 2.3.3 23/01734/FUL was refused on 18.08.2023 for: Change of use of existing vacant arches to nightclub and entertainment space (Sui generis) to arches 88 – 95”

“Adjoining sites 2.3.6 The following planning application history of adjoining sites is relevant: Arches 96-98 (96 Tinworth Street) 2.3.7 17/03308/FUL was approved on 08.12.2017 for: Change of use of arches 96 - 98 from office (Use Class B1) to dance studios (Use Class D2)”

“When assessing whether an application complies with the development plan, it is necessary to look at the development plan as a whole. There may be policies that pull in different directions. It is necessary to reach a judgement about whether, when looked at overall, the application amounts to a departure from the development plan.”

“↑ To contents policies relating to sustainable design and urban greening, however the report sets out that it would not be feasible for the proposal to achieve the requirements, and sufficient efforts have been made to make the development sustainable. When the development plan is looked at as a whole, in officers’ assessment the proposal accords with it. The development plan policies identified as relevant to the assessment of the application are all complied with.”

“Main planning considerations 4.2.1 The main planning issues raised by the application that the Committee must consider are • Principle of land use • Design • Heritage impact • Sustainable design and construction • Amenity impact • Transport • Ecology and Biodiversity…”

“The proposal is car-free, makes provision for active travel, and will improve the visual activation and security of a currently inert stretch of public realm. Soundproofing and visitor management have been addressed through appropriate documentation. There are no external alterations. If anything, this is a low-intervention, high-value, reactivation of redundant space.”

“To grant conditional planning permission subject to the completion of a satisfactory deed under Section 106 of the Town and Country Planning Act 1990 containing the planning obligations as set out in the officer report, addenda and/or PAC minutes.”

“In the event that a satisfactory Section 106 deed is not completed within six months of the date of the Committee meeting, delegated authority is given to the Director of Climate Change, Planning and Transport to refuse planning permission for failure to enter into a satisfactory Section 106 deed providing for the obligations considered necessary to make the development acceptable in planning terms as identified in the officer report, addenda and/or the PAC minutes.”