The Planning Committee (Smaller Applications) of Southwark Council met on Wednesday 21 January 2026 to discuss two planning applications. The meeting was scheduled to consider a previously adjourned application for development at Land Rear 19-49 Bush Road, London SE8 5AP, and a new application for a mixed-use development at 26 Leathermarket Street, London SE1 3HN.

Land Rear 19-49 Bush Road, London SE8 5AP

The committee was scheduled to review an addendum report concerning the planning application for land rear of 19-49 Bush Road, London SE8 5AP. This application had been adjourned at a previous meeting on 8 December 2025. The addendum report was intended to provide further information and address concerns raised regarding consultation with neighbouring properties, traffic-related issues with Lewisham Council, and a detailed response from Thames Water. The report detailed additional neighbour consultations, with no new representations received. It also outlined proposed highway works, including the introduction of 20mph roundels and double yellow lines on Bush Road, and confirmed that Thames Water had provided a hydrant test certificate indicating that water pressure and flow rates met their requirements.

26 Leathermarket Street, London SE1 3HN

The committee was scheduled to consider a planning application for the demolition of the existing Neighbourhood Housing Office at 26 Leathermarket Street and the construction of a new part 5, part 6-storey mixed-use building. This development would provide replacement office floorspace and 26 affordable homes. The report pack detailed numerous benefits of the proposal, including the delivery of 100% social rent housing, improved office accommodation, biodiversity enhancements, and compliance with accessibility, fire safety, and Secured by Design standards.

Key issues scheduled for discussion included:

• Scheme Scale, Height & Heritage Concerns: The report pack outlined concerns regarding the building's height and scale in relation to the Bermondsey Street Conservation Area and nearby heritage assets, including the Grade II listed Leather, Hide and Wool Exchange.
• Overlooking & Separation Distances: The application was to be assessed for its impact on privacy and overlooking of neighbouring properties, specifically 22 and 28 Leathermarket Street.
• Daylight, Overshadowing & Views: The potential impact on daylight and sunlight for neighbouring properties and the overshadowing of Leathermarket Gardens' play area were scheduled for discussion.
• Fire Safety & Regulatory Compliance: Concerns were raised regarding fire safety, particularly in relation to the undercroft design, escape routes, and compliance with regulations. The report pack included detailed responses to these concerns, including information from fire engineers and the London Fire Brigade.
• Site of Importance for Nature Conservation (SINC) & Biodiversity: The application's potential impact on the adjacent SINC within Leathermarket Gardens was to be reviewed, with proposals for habitat enhancement.
• Borough Open Land (BOL) and Parks Management Land: The report clarified that no part of the scheme encroached on designated Borough Open Land, and a land swap was proposed to ensure no net loss of space within the Council's Parks & Natural Environment Team's management area.
• Security & Designing Out Crime: The Metropolitan Police's Designing Out Crime Officer had provided comments, indicating that the proposal was considered an improvement on the current situation, with specific measures to enhance security.
• Preserving Public Artwork: The potential impact on existing public artwork on the western elevation of 22 Leathermarket Street was a significant point of discussion. The report detailed efforts to relocate or re-provide the artwork, noting that the owners of 22 Leathermarket Street had not consented to relocation, leading to a proposal for new, inspired artwork within the scheme.
• Office Floor Space: A reduction in office floorspace was noted, with a proposed financial contribution to the Local Economy Team to offset this loss.
• Dwelling Mix and Wheelchair Accessible Housing: The proposed mix of dwellings was assessed against Southwark Plan Policy P2, and the provision of wheelchair accessible homes was detailed in relation to London Plan policy D7 and Southwark Plan policy P8.
• Flood Risk: The site's location within Flood Zone 3 was addressed, with the report detailing the application of a Sequential Test and an Exception Test to demonstrate how the development would be safe and resilient. Sustainable Drainage Systems (SuDS) were also outlined.
• Transport and Highways: Issues related to car parking, cycle parking, servicing and deliveries, and pedestrian access were scheduled for discussion, with input from Transport for London and the council's highways team.
• Planning Obligations (S106 Agreement): A comprehensive list of proposed planning obligations was detailed, including contributions towards affordable housing, employment space, amenity space, play space, carbon offset, and highway works.
• Energy and Sustainability: The report outlined the applicant's approach to carbon emission reduction, energy efficiency, and the use of renewable energy sources, with details on BREEAM targets and the requirement for a 'Be Seen' energy review.

The committee was also provided with supplemental information, including late representations, clarifications, corrections, and further information received after the main reports were published. This included updated ecological appraisals, transport assessment addenda, and further details regarding the artwork at 22 Leathermarket Street.