The Planning Board of Greenwich Council granted full planning permission for the demolition of the former Lewisham College and the construction of a mixed-use development ranging from 1 to 30 storeys. This decision was made subject to the satisfactory completion of a Section 106 legal agreement, referral to the Mayor of London, and the prior grant of planning permission for the Lewisham side of the development.

Former Lewisham College, 1 Deptford Bridge, London, SE8 4HH - Ref: 25/0798/F

The Planning Board granted full planning permission for the demolition of the existing buildings at the former Lewisham College site¹ and the construction of new buildings ranging from 1 to 30 storeys. The development will include residential (Class C3), local community (Class F2), education (Class F1), and drinking establishment (Sui Generis) uses, alongside cycle parking, landscaping, highway improvements, and associated works. This application is an Environmental Impact Assessment (EIA) development and is a cross-borough application with the London Borough of Lewisham².

The decision was made subject to several conditions:

• Referral of the application to the Mayor of London as required under The Town and Country Planning (Mayor of London) Order 2008.
• The satisfactory completion of a Section 106 (S106) Legal Agreement³, which outlines obligations related to affordable housing delivery, local health infrastructure, transport, active travel, public realm, employment and training, environmental sustainability, carbon reduction, biodiversity, long-term management, and design quality.
• Compliance with conditions set out in Appendix 2 of the reports pack, and any addendums.
• The prior grant of planning permission for the Lewisham side of the development (application reference DC/25/139390).

The Board also authorised the Assistant Director (Planning & Building Control) to make minor changes to the wording of conditions, finalise the S106 agreement, and to refuse the application if the S106 agreement is not completed within three months or if the Lewisham application is ultimately refused and that refusal is not overturned.

The development will provide 802 residential units in total, with 254 units within the Royal Borough of Greenwich. Affordable housing provision within Greenwich will be 5.1% by habitable room and 3.9% by unit. The viability review indicated the scheme could not viably support any affordable housing, meaning the proposed provision exceeds the viable level and is afforded positive weight. A late-stage review mechanism will be in place to secure additional affordable housing should market conditions improve.

Concerns were raised by councillors and objectors regarding the height and scale of the development, particularly Block E at 19 storeys, the impact on daylight and sunlight for neighbouring properties, the housing mix (with a predominance of one and two-bedroom units), the low level of affordable housing, heritage impacts on Mumford Mills⁴ and the Ashburnham Triangle Conservation Area⁵, and the environmental legacy for Deptford Creek⁶.

The applicant's agent, Jonathan Marginson of DP9 Limited⁷, highlighted the unique opportunity presented by the site to deliver much-needed housing, commercial uses, and public open space, including public access to the creek for the first time in over 100 years. He emphasised the high architectural quality of the buildings, the comprehensive landscaping strategy, and the substantial contribution to housing delivery.

Ward councillors and residents also voiced concerns about the scale of the development, the impact on heritage assets, the lack of affordable and family-sized housing, and the potential for overshadowing and loss of light. Concerns were also raised about the consultation process and the viability assessment.

Officers addressed these concerns by explaining that the decision was based on the merits of the application within the Royal Borough of Greenwich, that the Lewisham decision was not a material consideration, and that the proposed development, despite its scale, was considered acceptable in context due to the site's location within an opportunity area and its excellent public transport accessibility. The viability consultant explained the deficit of £19 million, attributing it to a combination of factors including the site's current use value, physical development challenges, high build costs, and a static residential market.

The decision to grant planning permission was made with a vote of seven in favour and four against. It was reiterated that the permission is conditional on the Lewisham side of the development also gaining permission through its own planning process and subsequent referrals.