The agenda pack for this meeting of the Royal Borough of Greenwich Planning Board suggests that there are five planning applications¹ scheduled to be discussed. These include two large, mixed use schemes at Enderby Place and a former lorry park adjacent to Studio 338, a smaller mixed-use scheme at 2B Rathmore Road, and an application for a care home at the locally listed Victoria House.

Enderby Place, Telcon Way

The report pack for this application recommends that planning permission is granted for the construction of a mixed use development at Enderby Place in East Greenwich. The development would comprise four buildings ranging from 4 to 33 storeys in height and would deliver up to 564 residential units, light industrial workspace, community and café uses and associated public realm, landscaping, and highway works. It would result in the loss of an existing industrial wharf which is not currently in use. The site, which sits on the banks of the River Thames, already has extant planning permission for a 32-storey mixed use development including a cruise liner terminal. This extant permission was granted in 2015 and has been technically implemented, however the applicant, Maritime View Ltd, has set out that they now consider that the originally approved scheme is no longer deliverable as set out. The report pack for the current application highlights that the proposed scheme would include an increase in the affordable housing provision up to 33%, comprising 118 social rent and 69 intermediate units in comparison to the extant consent which provides no on-site affordable housing.

The application has been subject to consultation with statutory consultees, local residents and interested groups... 5 letters of support were received.

Significant concerns are raised in relation to the proposed increase in height, scale and massing of the development, as well as in regard to the potential negative impacts upon the Maritime Greenwich World Heritage Site from its impact upon strategic views. There are also concerns raised regarding the proposed traffic management strategy for the site and its likely impact upon the highway network.

The Maritime Greenwich World Heritage Site Executive has been consulted and initially raised significant concerns in regards to the impact on strategically important views of the World Heritage Site and its ability to appreciate its outstanding universal value. They have therefore worked with the applicant to ensure the tallest element is reduced by 2 storeys and redistributed across the lower buildings in order to mitigate its impact. In addition to this, the development will include financial contributions to a Thames Clipper pier, located in the adjoining Morden Wharf development.

Notwithstanding our comments on heritage, public realm and biodiversity, we believe that the reduction in height of the tallest structure and redistribution of two storeys to lower towers as set out in the revised proposal will, without impacting on the architectural merit of the scheme, make a perceptible difference to the London skyline, reduce the visual impact on views and vistas to and from the World Heritage Site and help to maintain the Outstanding Universal Value of the site. In view of this, we do not propose to make an objection to the application.

Planning Officers have considered the proposed development in terms of all relevant local, London Plan and National policies, including the NPPF², and the councils Urban Design and Conservation Officers have recommended the scheme for approval.

Former Lorry Park, Boord Street and Millennium Way

The report pack for this application recommends that planning permission is granted for a residential led mixed-use scheme at a former lorry park adjacent to the Studio 338 nightclub at the corner of Boord Street and Millennium Way. The application site forms part of a wider strategic allocation for mixed-use development and sits within one of the Borough’s Strategic Development Locations. The scheme includes a mixture of residential uses (Use Class C3) ranging in height from 8 to 26 storeys, Purpose Built Student Accommodation (PBSA) up to 18 storeys in height, a new 5-storey self-storage facility (Use Class B8), light industrial workspace, and commercial floorspace located within the residential blocks at ground/first floor level. The scheme is currently being assessed as part of an Environmental Impact Assessment (EIA).

The application has been subject of consultation with a number of statutory bodies, local residents, adjoining landowners, and interested groups. The applicant has received one objection from the owners of the nightclub, Studio 338 raising concerns regarding the scheme's impact on their existing business, as well as objections from the Greenwich Society and one local resident. There was also one comment from the adjoining land owner and two letters of support from local businesses.

Concerns raised by the owners of the nightclub primarily relate to noise and disturbance impacts from the development on their existing business, which operates as a nightclub with unrestricted opening hours, in line with London Plan Policy D13 (Agent of Change). They consider the development could lead to complaints regarding noise and disturbance by future residential occupiers, including in relation to music noise, voices from patrons leaving the club, and taxi horns.

The applicant has failed to address adequately the agent of change principle, notwithstanding it is unlikely to be satisfied given the existence of our client’s large capacity Music Venue and Nightclub.

The applicant’s noise consultant has undertaken a Noise Impact Assessment (NIA) to mitigate against the anticipated noise and disturbance arising from the operation of the existing nightclub, and has put forward a strategy for robust noise mitigation measures in order to ensure there would be no significant impact upon the future residential occupiers. This includes maximising the separation between the nightclub and the residential properties, by locating the residential blocks in the northern portion of the site, with the self-storage facility acting as a barrier to the noise from the nightclub. The assessment proposes that triple glazing, mechanical ventilation, and winter gardens are to be included as part of the design for the most sensitive units in order to appropriately mitigate against noise impacts. However, Studio 338’s noise consultant disagrees with the proposed mitigation strategy and has recommended a Deed of Easement be secured to protect their business from future complaints from residents. A Deed of Easement in property law is a legal document that grants specific rights to use another person’s property for a particular purpose.

…there is a risk that given the nature of low frequency noise, this may be audible by future residents of the development…

The Council’s Environmental Health Officer has reviewed the proposals and has raised no objection to the scheme, subject to the recommendation of appropriate noise mitigation conditions being attached to any decision notice, which the applicant has agreed to.

...provided the appropriate acoustic measures are implemented, the risk of noise disturbance is minimised.

Whilst the Councils’ Environmental Health Officer is satisfied with the applicant’s approach to date, they have also recommended that a five minute assessment period should be applied, with the 10 percentile of noise level used in order to ensure the assessment is robust. They have also set out that a further assessment should be undertaken to consider whether a Deed of Easement is appropriate given the nature of the business operated at Studio 338.

Other concerns raised in relation to the scheme relate to transport impacts, especially in regard to the proposed location of the car club, and the impact on the Thames Path and safeguarded wharves located to the south of the A102.

The applicant has sought pre-application advice on the proposals. Officers have considered the proposed development in terms of all relevant local, London Plan and National policies, including the NPPF and the Councils Urban Design and Conservation Officers have recommended the scheme for approval.

2B Rathmore Road

The report pack for this application recommends that planning permission is granted for the demolition of the existing building and the redevelopment of the site to provide a mixed use development at 2B Rathmore Road in Charlton. The application site sits outside of any identified strategic allocations within the Local Plan, and the proposals do not fall within the boundary of the Greenwich Peninsula West Strategic Development Location (SDL) established by Policy EA3 of the Core Strategy or within the boundary of the GP3 Planning Brief. It is noted, however, that Policy EA3 (Greenwich Peninsula West) of the Core Strategy does support the safeguarding of Tunnel Wharf, which the applicant has confirmed is approximately 290 metres from the application site boundary.

The development would feature a stepped down fifth floor.

The scheme proposes a five-storey (4 storeys and set back 5th storey) mixed-use development which would provide 20 residential units (1 x studio, 9 x 1B, 7 x 2B, and 3 x 3B) (Use Class C3) at the upper floors and a self-storage facility (Use Class B8) at ground and basement levels. The proposal would result in the loss of the existing Use Class B2 industrial use and operator, Riverside MOT Garage.

Concerns have been raised in regard to the impact of the proposals on the setting of nearby heritage assets, the loss of an existing air raid shelter located on the application site, and the overall appearance and massing of the proposed development. The applicant has responded to the concerns raised, including through the submission of revised plans and a revised Heritage Impact Assessment to consider the impact of the development on an air raid shelter.

The Council’s Conservation Officer has reviewed the proposal and has identified the air raid shelter as a non-designated heritage asset. The structure is considered to be of low historic and architectural interest; however, the Conservation Officer has advised that the loss of the existing air-raid shelter is regrettable and that, in principle, they support inclusion of the air-raid shelter on the Council’s Local List. They have advised that they raise no objections to the proposals subject to the completion of the proposed scheme being assured prior to the commencement of any demolition works, which has been agreed by the applicant and secured by condition. Historic England’s Greater London Archaeological Advisory Service (GLAAS) has likewise raised no objection to the scheme, considering the impact upon the identified air-raid shelter. They have also confirmed that there would be no significant archaeological harm arising from the proposals and that, considering the submitted revised Heritage Impact Assessment, no conditions of consent were required to be imposed.

The amended and submitted Historical Impact Assessment contains a suitably thorough and comprehensive record of the air-raid shelter. This negates the need for our previously recommended conditions and as a result this office no longer has any recommendations to make regarding this application.

Concerns were also raised regarding the design of the proposed scheme, particularly in relation to the impact of the development on the setting of The Gateway at 2A Rathmore Road, which is considered to be a non- designated heritage asset which exhibits a moderate significance. The Conservation Officer and the Council’s Urban Design Officer worked with the applicant to resolve the design issues raised and the applicant subsequently submitted revised plans. These include an amendment to the façade of the building to increase the setback along the eastern boundary at fifth floor level to mitigate visual impacts to views of The Gateway from the east, and an amendment to the building’s parapet which was identified as overly prominent. Subject to the securing of the final material details through the recommended conditions, the Urban Design Officer and Conservation Officer consider that the design and appearance of the proposed building is acceptable in terms of its design and impact on the setting of the Gateway.

In strictly design terms, in light of the explanations and revised drawings provided by the applicants, no objections are raised. However, this is subject to the outcome from the heritage assessment of the air-raid shelter.

Officers have considered the proposed development in terms of all relevant local, London Plan and National policies, including the NPPF, and the Councils Urban Design and Conservation Officers have recommended the scheme for approval.

Victoria House, 405 Shooters Hill Road

The report pack for this application proposes the redevelopment of Victoria House, a locally listed building, and the surrounding grounds. The site sits within the Woolwich Common Conservation Area and partially over Metropolitan Open Land (MOL) in Woolwich. The development comprises the partial demolition of Victoria House and the construction of a 70-bed care home (Use Class C2). The proposal also includes an extension to the rear of the building, basement extension, the loss of 21 trees, and replacement planting.

The application is supported by a number of technical reports, including:

• a design and access statement,
• transport assessment,
• arboricultural impact assessment,
• daylight/sunlight assessment,
• flood risk assessment,
• noise assessment,
• fire statement,
• and the applicant has also produced a Health Impact Assessment (HIA).

The proposal has been subject of consultation with a number of statutory bodies, local residents and interested groups. Two letters of objection were received from the same person, with two letters of support also received.

Concerns have been raised regarding the loss of trees on the site and the impact of the development on the character and appearance of the conservation area, as well as the partial demolition of the locally listed building.

The proposed development would see the removal of 21 trees including three trees (a Sycamore and two Ash trees) which were subject to a Tree Preservation Order during the course of processing the application. The Council's Tree Officer has reviewed the application and found the loss of the trees to be acceptable on balance, due to the proposed replacement planting.

…subject to the tree replacement strategy and subject to appropriate conditions of consent…

The Council’s Conservation Officer has reviewed the proposals and found that the partial demolition of the locally listed building, whilst regrettable, is acceptable on balance.

…the applicant has suitably demonstrated that full retention is not achievable in this instance and the applicant has worked proactively with Council Officers to ensure the most visible elements of the building are retained or reinstated which has greatly reduced the level of harm…

They have advised that the proposed design and scale of the development are acceptable, although the applicant has agreed to scale down the extension to the rear of the building, including reducing the number of bedspaces by two to mitigate impacts of overdominance and to ensure that the rear extension sits subserviently to the locally listed building.

Officers have considered the proposed development in terms of all relevant local, London Plan and National policies, including the NPPF and the Councils Urban Design and Conservation Officers have recommended the scheme for approval.