Office redevelopment and listed works at New City Court, Southwark, London SE1

What was proposed

The scheme would redevelop the office buildings, extend Keats House, restore the Georgian terrace and provide public realm and highway works.

“Proposal: Redevelopment of the site to include: - Redevelopment of the existing 1980s office building with partial demolition (including demolition of the St Thomas Street entrance building and the King's Head Yard facade); the construction of side extensions and upward extension to add 5 storeys and create a 10-storey office building plus plant, balconies and roof terraces; - Redevelopment of Keats House (nos.”

“And: Listed building consent for the restoration, rebuilding and refurbishment of the listed terraces for office use (nos. 4-16 St Thomas Street) including: Making good of atrium roof, entrance building and link building interface; Internal alterations within the terrace to reinstate the plan form and reconfiguration of circulation space on each floor; Reinstatement of front doors along St Thomas Street. (Related planning application ref. 24/AP/3803.)”

Officer report

Earlier proposals

This was the third proposal for the site, following 2018 and 2021 schemes considered at a public inquiry.

“The current scheme is the third to be proposed on this site and follows on from the 2018 and 2021 proposals that were the subject of a public inquiry. It is significantly different to the two schemes that were dismissed by the Secretary of State, in its approach to retaining the existing structure and its much lower height and reduced massing. This change in approach is welcomed.”

Officer report

What officers recommended

Officers recommended approval because increased affordable workspace and other public benefits outweighed reduced heritage and neighbour amenity harms.

“Officers were previously of the view that the balance of heritage harms with the public benefits (including the provision of new officer floorspace and affordable workspace) favoured the grant of planning permission. Subsequent revisions to further reduce heritage harms and increase the public benefits and particularly the affordable workspace provision mean officers consider that balance is further in favour of the grant of planning permission.”

“As was stated in paragraph 396 of the July report, the scheme with its recent revisions would help deliver key aspects of the Southwark Plan in terms of employment, and complies with the development plan policies in most topics.”

Officer report

What people said

Historic England and CAAG opposed the scheme over its scale and heritage harm, while King’s College London supported the affordable workspace.

“King’s College London (KCL) – is registered as a provider of affordable workspace on the council’s list of providers as it hosts a number of life science startup businesses with their origins in Southwark.”

“CAAG strongly objects to the over-massing and heights which ignore policies of the Southwark Plan, particularly P20 and P21 and the conservation area guidelines on the impact of tall buildings in this central prominent conservation area of historic Southwark. Like the previous proposals rejected at appeal, this is still a tall building being placed in the centre of one of the most historic conservation zones in London - second to only the Historic Palaces.”

Officer report

Who addressed the committee

Objectors and the applicant’s representatives addressed the committee and answered members’ questions; no supporters or ward councillors attended to speak.

Members’ discussion

Members asked officers and speakers questions before discussing the application.

“The committee heard the officer’s introduction to the report and addendum report. Members put questions to officers.”

Minutes

The committee vote

A motion to grant planning permission as set out in the papers was moved, seconded and carried.

“A motion to grant planning permission as on paper was moved, seconded, put to the vote and declared carried.”

Minutes

The decision

Planning permission was granted subject to conditions, a section 106 agreement and referral to the Mayor of London; listed building consent was also granted.

“That planning permission be granted for application ref. 24/AP/3803 subject to the conditions set out in the two reports, the completion of a section 106 legal agreement and referral to the Mayor of London; and…”

“That listed building consent be granted for application ref.”

Minutes