Decision Maker: Planning Board

Outcome: Recommendations Approved

Is Key Decision?: No

Is Callable In?: No

Date of Decision: June 17, 2025

Purpose:

Content: Resolved that full planning consent for the demolition of existing structures and construction of a building comprising student accommodation (Sui Generis), commercial floorspace (Use Class E), together with associated landscaping, public realm improvements, access works, cycle parking, refuse/recycling stores and associated works’. be refused on the following basis –   Reason for Refusal 1:   The development by reason of its height and massing, outside an area designated for tall buildings would result in a development which is out of scale with its surroundings and therefore harmful to the local character, appearance and townscape contrary to policies DH1 and DH2 of the Royal Borough of Greenwich Core Strategy (2014) and D3, D4 and D9 of the London Plan (2021) and the Royal Borough of Greenwich Urban Design Guide SPD (2023) and, on the application of the tilted balance in paragraph 11(d) of the National Planning Policy Framework (2024):         i.        the application of policies in this Framework that protect areas or assets of particular importance provides a strong reason for refusing the development proposed;     ii.        any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole, having particular regard to key policies for directing development to sustainable locations, making effective use of land, securing well-designed places and providing affordable homes, individually or in combination.   Reason for Refusal 2:   The development by reason of its height and position north of the emerging cluster of tall buildings to the south would negatively impact on views from within the World Heritage Site and The Royal Greenwich Park, namely the views from One Tree Hill and the north end of Lovers Walk within Greenwich Park as well as the view from the Greenwich Church Street junction with Creek Road. This location of a tall building within the setting of these heritage assets causes less than substantial harm to the Greenwich Park Conservation Area and fails to protect and enhance the Outstanding Universal Values of the Maritime Greenwich World Heritage Site contrary to policies DH1, DH2, DH3, DH4 and DH(h) of the Royal Borough of Greenwich Core Strategy (2014) and D9, HC1 and HC2 of the London Plan (2021), and on the application of the tilted balance in paragraph 11(d) of the National Planning Policy Framework (2024):         i.        the application of policies in this Framework that protect areas or assets of particular importance provides a strong reason for refusing the development proposed;     ii.        any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole, having particular regard to key policies for directing development to sustainable locations, making effective use of land, securing well-designed places and providing affordable homes, individually or in combination.