Mixed-use office and homes at Neighbourhood Housing Office, Southwark, London SE1

What was proposed

The application proposed demolishing the existing office building and constructing a part-five, part-six-storey mixed-use building with replacement offices and 26 affordable homes.

“Proposal: Demolition of the existing office building and associated structures and the construction of a new part 5, part 6 mixed-use building providing replacement office floorspace and 26 affordable homes.”

Officer report

The site and surroundings

The site contains a two-storey office building near Leathermarket Gardens, listed buildings and the Bermondsey Street Conservation Area.

“The site is located within the London Bridge and West Bermondsey ward and comprises a two storey office building used by Leathermarket Joint Management Board (JMB). The offices are used for housing management, public facing resident services, JMB board meetings and training, tenant resident association (TRA) meetings and ancillary office storage. There are two off-street car parking spaces and hard and soft landscaping with a total of six trees.”

“The building to the east, 22 Leathermarket Street is 6 storeys, the building to the west, 106 Weston Street is 4 storeys, the building to the South East, The Leathermarket is 6 storeys and the grade II listed building on the opposite side of the street, Leather and Wool Exchange, is 6 storeys. The two residential tower blocks to the west are both 23 storeys.”

Officer report

What officers recommended

Officers recommended approval with conditions and a legal agreement, citing affordable housing, improved offices, public realm, biodiversity and mitigation measures.

“The main issues considered relates to compliance with planning policy in a conservation area, impact on heritage assets, daylight/sunlight, privacy, and amenity; affordable housing viability and dwelling mix (policy-compliant: 46% 2- bed, 23% 3-bed); environmental matters: flood risk (Zone 3), SuDS strategy, air quality, and noise; transport and highways: car-free scheme with one Blue Badge bay, cycle parking, and servicing arrangements; secure by Design measures and fire…”

“Planning officers recommend the grant planning permission subject to conditions and completion of a S106 agreement, securing affordable housing, mitigation measures, and financial contributions.”

Officer report

Main planning issues

The assessment considered land use, housing, design, heritage, daylight, amenity, ecology, flooding, transport, fire safety and construction impacts.

“Principle of the proposed development in terms of land use; • Environmental impact assessment • Housing mix and residential quality • Affordable housing and development viability • Amenity space and children’s play space • Design, including layout, building heights, landscaping • Heritage considerations • Archaeology • Impact of proposed development on amenity of adjoining occupiers and surrounding area, including privacy, daylight and sunlight • Transport and highways,…”

“Energy and sustainability, including carbon emission reduction • Ecology and biodiversity • Planning obligations (S.106 undertaking or agreement) • Mayoral and borough community infrastructure levy (CIL) • Consultation responses and community engagement • Community impact, equalities assessment and human rights…”

Officer report

What people said

There were 114 comments supporting the scheme and 84 objections covering housing, design, heritage, amenity, transport, environmental matters and construction.

“Adequate distance from other properties • Appropriate scale, height, massing • Contributes positively to surroundings • General support for the proposals • High quality design Contributes to regeneration • Improves the quality of the area • Provides new homes • Provision of affordable homes - • Affect local ecology • Creates economic vitality • Creates inward investment • General support for the proposals • High quality materials / detailed design • Improves surrounding…”

“Principle of the proposed development in terms of land use; • Housing mix and residential quality • Affordable housing and development viability • Amenity space and children’s play space • Design, including layout, building heights, landscaping and ecology; • Heritage considerations • Archaeology • Impact of proposed development on amenity of adjoining occupiers and surrounding area, including privacy, daylight and sunlight • Transport and highways, including servicing,…”

Officer report

Who spoke

An objector, the applicant, the applicant’s agent and Councillor Emily Hickson spoke and answered members’ questions; no local supporters spoke.

Members’ discussion

Members questioned the officers, objector, applicant, agent and ward member before debating the application.

“The applicant and the applicant’s agent addressed the committee and responded to questions from members.”

“Councillor Emily Hickson addressed the committee in her capacity as a ward member and responded to questions from members of the committee.”

Minutes

The committee vote

A motion to grant permission with report, addendum and hearing amendments was moved, seconded, voted on and carried.

“A motion to grant the application subject to conditions set out in the report, amended conditions set out in the addendum report and amended conditions that were presented during the hearing, was moved, seconded, put to the vote and declared carried.”

Minutes

The decision

Planning permission was granted subject to the amended conditions and an appropriate legal agreement, with delegated refusal authorised if the requirements were not met by 16 July 2026.

“That planning permission be granted subject to conditions set out in the report, amended conditions set out in the addendum report and the amended conditions presented during the hearing. Additionally, for the applicant to enter into an appropriate legal agreement.”

“If the requirements of paragraph 1 above are not met by16 July 2026, the director of planning and growth be authorised to refuse planning permission, if appropriate, for the reasons set out in paragraph 355 of the report.”

Minutes