The Planning Committee (Major Applications) A of Southwark Council met on Wednesday 12 June 2024 to discuss a significant planning application for Block C at the Former Mulberry Business Park in Quebec Way, London SE16. The committee granted full planning permission for the construction of a part 13 and part 14-storey building to provide 135 co-living units and commercial units, subject to the applicant entering into a satisfactory legal agreement.

Block C, Former Mulberry Business Park, Quebec Way, London SE16

The committee granted full planning permission for the construction of a part 13 and part 14-storey building at Block C, Former Mulberry Business Park, Quebec Way, London SE16. The development will provide 135 co-living units, with associated internal and external amenity space, alongside ground and first-floor commercial units (Class E). Ancillary refuse and cycle stores, servicing areas, landscaping, and associated public realm works are also included, along with two disabled car parking spaces.

The decision was made subject to the applicant entering into a satisfactory legal agreement, with a deadline of 31 July 2024 for this to be completed. If the agreement is not finalised by this date, the Director of Planning and Growth is authorised to refuse planning permission. The committee also noted the potential equalities impacts outlined in the report.

The application was presented with an addendum report detailing late observations and further information. An additional letter of objection had been received concerning the potential daylight and sunlight impact on properties in Giverny House, specifically that some windows had not been assessed. The report clarified that the potential impact had been fully assessed and that the applicant had provided further information demonstrating no significant harm. The assessment showed that all relevant windows met BRE guidelines for daylight, and for sunlight, only one window was relevant for assessment, which would not experience any reduction. Even when assessing all windows in the east elevation regardless of orientation, the reduction in APSH was minimal (1%).

The report also included a clarification regarding a typo in the original report concerning the total employment and training contribution, which was corrected to £62,325. The council maintained its recommendation to grant permission.

The proposed development is a co-living scheme, a type of housing that offers private rooms with shared communal spaces. This model is designed to provide an additional housing option, particularly for single-person households. The scheme aims to contribute to the borough's housing supply, with co-living units counting towards housing targets on a 1.8:1 ratio. However, co-living is not considered an affordable housing product itself and therefore requires a contribution towards affordable housing, either on-site or through a Payment in Lieu (PiL). In this case, the applicant agreed to a PiL equivalent to 40% affordable housing, amounting to £5.4 million, which will be secured in the Section 106 agreement.

The design of the building was praised for its high architectural quality, with a material palette of brickwork and glazed curtain walling. The building's stepped form and articulation were considered to relieve massing and contribute positively to the street scene. The proposal includes a publicly accessible co-working café, a pocket park, and land to facilitate the creation of a two-way Printworks Street, which is seen as a significant benefit.

Concerns regarding daylight and sunlight impacts on neighbouring properties were addressed, with assessments concluding no material difference compared to the extant consent for the site. The proposal also meets the requirements for wheelchair accessible units, with 10% of studios designed to M4(3) standards.

The development is designed to be car-free, except for two blue badge parking spaces equipped with electric vehicle charging points, promoting sustainable travel. Extensive cycle parking facilities are also provided. A contribution of £110,000 towards cycle hire docking stations and £22,000 towards legible London signage were agreed.

Environmental considerations, including flood risk, energy efficiency, and waste management, were addressed. The development aims for a 58% reduction in on-site regulated carbon dioxide emissions and includes measures for sustainable drainage and biodiversity net gain. A whole life-cycle carbon assessment and circular economy statement were also submitted.

The committee requested specific stipulations to be included in the operational management plan within the Section 106 agreement, including the possibility of implementing women-only floors and restricting access to residential floors to residents of that floor, if requested by residents. They also sought assurance for the long-term maintenance of the pocket park.

The application was referred to the Mayor of London as part of the process. The committee was informed about the timeline for the co-living supplementary planning document (SPD) to be circulated to members.

The meeting was attended by Councillor Richard Livingstone (Chair), Councillor Kath Whittam (Vice-Chair), Councillor Gavin Edwards, Councillor Esme Hicks, and Councillor Reginald Popoola. Apologies were received from Councillors Nick Johnson and Darren Merrill.