Student housing and social homes at Former Blackfriars Crown Court, The Borough, London SE1

What is proposed

The application proposes demolishing the former court building and constructing student accommodation, social-rent homes, commercial space, a café and a new pedestrian route.

“Development Management planning application: Application 25/AP/2203 for: Full Planning Application…”

“Proposal: Redevelopment of the site comprising demolition of the existing building and construction of two buildings providing Purpose Built Student Accommodation (PBSA) (Sui Generis) and Residential (Class C3), alongside flexible commercial (Class E) floorspace and a café unit (Class E(a)) at the ground floor, together with associated public realm and landscaping works and a new pedestrian route.”

Officer report

The site and surroundings

The 0.58-hectare site is bounded by Loman Street, Sawyer Street and Pocock Street, and is currently occupied by a vacant former Crown Court building.

“- The highway of Loman Street to the north; - The highway of Sawyer Street to the east; - The highway of Pocock Street to the south; and - Two buildings (55 Great Suffolk Street and the Bacon Factory) to the west, beyond which is Great Suffolk Street…”

“- To the north (lining Loman Street: commercial uses, between two and five storeys high; - To the east (lining Sawyer Street: a mixture of older residential and commercial uses in lower rise buildings, along with one of the residential blocks forming part of the Southwark Fire Station redevelopment, which is up to ten storeys in height; - To the south (lining Pocock Street: two student housing blocks – one being 61 A Great Suffolk Street at ten storeys and the other being…”

Officer report

Earlier planning decisions

Earlier permissions covered a commercial scheme known as Roots in the Sky, while a demolition prior notification remained under consideration.

“The application approved by the planning committee for the mixed-use commercial scheme which has subsequently been amended has been implemented as demonstrated through the lawful development certificate. It is a material consideration for this application.”

“25/AP/3153: Prior approval notification for the demolition of all existing buildings to ground level and partial demolition of the basement. Pending Consideration.”

Officer report

Why officers supported it

Officers supported approval because the scheme provides substantial social-rent housing, high-quality design, public realm improvements and sustainable development with manageable impacts.

“The scheme proposes 600 PBSA bedspaces, all direct-let at market rates, with no university affiliation and no affordable student rooms. Instead, the application prioritises general needs housing by delivering 71 on-site homes for social rent, equating to 40% affordable housing by habitable room. This is considered a significant public benefit.”

“In conclusion, the proposal delivers substantial public benefits, including affordable housing, high-quality design, improved public realm, and sustainable development principles.”

Officer report

What consultees said

Consultees raised issues about heritage, design, amenity, transport, construction, flooding and fire safety, while several bodies raised no objection or no comment.

“- Affordable Housing: 71 units proposed as 100% social rent, equating to 40% by habitable rooms. Qualifies for the Fast Track Route, subject to securing the offer and outcome of an independent viability review. - Urban Design: Layout and architectural quality are generally supported. Concerns raised about poor sunlight levels in ground-level amenity spaces for affordable homes. Encourages improvements to floor-to-floor heights in PBSA and external amenity provision.”

“- The north east stair discharges at ground floor either into an enclosed cycle store (which is likely to contain electric cycles) or a reception area. - The adopted fire safety design standard, BS9991, states “Protected stairways and evacuation lifts should discharge either: 1) directly to a final exit; or 2) into a protected corridor leading to a final exit.” - Additionally, as this is a firefighting shaft, the relevant standard states that “Entry to a fire-fighting shaft…”

Officer report

Public concerns

Two public objections concerned concentrations of student housing and commercial uses, affordable housing, café provision, privacy, daylight and sunlight.

“- Concentration of student housing in the area - Concentration of commercial uses in the area - Lack of affordable housing - Under provision of cafe space - Impacts on privacy and daylight and sunlight…”

“Officer comment: The inclusion of student housing within the proposed development has been assessed as part of the overall land use strategy and is considered appropriate for the area. The commercial element comprises a café and an additional flexible-use space designated under Class E. This flexibility allows the space to respond to evolving local needs and ensures activation of the ground floor along the newly proposed Link Street.”

Officer report

Who spoke

Members heard the officers’ introduction, questioned officers, and heard from the applicant’s representatives; no objectors, local supporters or ward councillors spoke.

The committee vote

A motion to grant permission as proposed 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 legal agreement and Mayoral referral, with refusal authorised if the requirements were not met by 31 May 2026.

“That planning permission be granted subject to conditions, the applicant entering into an appropriate legal agreement, and referral to the Mayor of London.”

“In the event that the requirements of paragraph 1 above are not met by 31 May 2026, the Director of Planning and Growth be authorised, if appropriate, to refuse the application for the reasons in paragraph 305 of the report.”

Minutes