Five flats and commercial changes at 35-37 Ransomes Dock Business Centre, London SW11

What was proposed

The application sought changes to approved drawings and noise conditions, including revised commercial floorspace, alterations to homes, access, materials, waste, landscaping and fire safety.

“The proposed S.73 amendments is to allow reduction of floorspace of flexible office (Class E(g)(i)) / gallery (Class F1) uses; external alterations including redesign of single storey southern element, changes to materials, alterations and provision of new terraces and changes to linking bridge. Internal alterations including changes to flats internal layout and changes to basement layout. Alterations to boundary treatment, landscaping and vehicular access.”

“More specifically, the proposed amendments include: • Retention of 5 residential units (Sky Houses), with amendments to internal layout and private amenity spaces • Provision of a new dedicated residential core serving the approved Sky Houses, removing reliance on Building 3, alongside a revised stair and escape strategy to meet fire safety requirements.”

Officer report

The site and surroundings

The site is part of a mixed-use business centre with three buildings, a courtyard car park, nearby housing, a dock and surrounding development.

“SITE DETAILS: The application site forms part of the Ransomes Dock Business Centre that is a rectangular site (0.27ha) located on the northern side of Parkgate Road. The Business Centre consists of three buildings that comprise of a mixture of offices, business units, residential accommodation and a roof top conservatory on top of Buildings 1 and 2; with a restaurant, business units and residential accommodation at first floor and penthouse levels in Building 3.”

“Buildings 1 & 2 are located along the western side of the site and Building 3 is located in the north eastern corner of the site backing onto the dock. On the south-east side of the buildings is an open courtyard used for car parking. The Ransomes Wharf development lies to the north and west; Ransomes Dock to the east; four-storey residential maisonettes exist opposite on the south side Parkgate Road.”

Officer report

Why officers supported it

Officers considered the revised scheme acceptable because it retained five homes and employment space, stayed within the approved form and caused no materially greater amenity harm.

“Official 13.2 The principle of the development, including the provision of five residential units and flexible commercial floorspace (Use Clas E(g)(i)/F1) has already been established and carries significant weight. The proposed amendments would not alter the number of residential units, and whilst resulting in a reduction in commercial floorspace, would retain an active mixed-use function within a designated Focal Point of Activity.”

“The quality of accommodation for future occupations would remain high, with all units exceeding nationally described space standards and providing adequate amenity space. The proposed amendments would not result in materially greater impacts on neighbouring amenity, including daylight, sunlight, privacy, noise and disturbance, than those already accepted under the extant permission.”

Officer report

Consultation responses

One first-round objection and 18 second-round objections raised concerns about design, outlook, construction, refuse arrangements, access, infrastructure and consultation.

“One objection was received and a summary of their objection is as follows: • Plans fail to accurately show Unit 4 layout and entrances • New roof terrace causes overlooking and departs from approved design • Elevation lack detail on impact to neighbouring units • Bin store located outside Flats 4A/4B resulting in noise, disturbance and health concerns • Better bin location available within courtyard • Proposed bin siting harms pedestrian access and safety to near main…”

“Official • Design is unattractive, incongruous and harmful to riverside setting and heritage assets • Scheme is an overdevelopment and erode village like character of Battersea • Loss of outlook, light and views • Increase disturbance from construction activity • Concerns about the demolition of valued existing structures • Inappropriate siting of refuse and bulky waste close to residential entrances • Bin collection zone will hinder access for pedestrians and cyclists •…”

Officer report

The Battersea Society objection

The Battersea Society objected to replacing the approved reflective finish with red-toned metal cladding and asked for the application to be refused.

“The Battersea Society objects strongly to this proposal to replace the reflective finish of the consented scheme, in favour of “a robust, red-toned metal cladding”. While this site is not within a conservation area the western boundary of the Battersea Park area is approximately 70m to the east, whilst the Westbridge Road Conservation Area is a similar distance to the west.”

“Ask that the applicant re-consider this aspect of their plans, ideally returning to the consented scheme 2019/4915 which incorporated reflective corrugated metal sheet cladding. The then applicant noted that:”

Officer report

Who spoke

The Area Team Manager responded to a member’s question about the proposed green roof and explained that landscape opportunities remained.

The committee’s discussion

A member asked whether the changes included a green roof, and officers explained why this had not been carried through.

“A Member sought clarification about whether one of the modifications included a green roof. In response, the Area Team Manager (East Team) confirmed that the opportunities for green roofs were extremely limited due to the architecturally sawtooth roof, therefore this was not carried through. He added that there were, however, landscape opportunities.”

Minutes

The vote

The committee approved the variation unanimously.

“RESOLVED – (unanimous) that the variation of Conditions 2 and 14 be approved as set out in the report, noting the additional information as set out in the late items of correspondence paper.”

Minutes