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 land rear 19-49 Bush Road, London SE8 5AP, and a new application for 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 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 updates and address concerns raised regarding consultation with neighbouring properties, engagement with Lewisham Council on traffic-related issues, and obtaining a detailed response from Thames Water.

The report detailed additional neighbour consultations, with 267 letters sent and no further representations received. It also outlined proposed highway works, including the introduction of double yellow lines to the west of the site entrance and two 20mph roundels at 50m intervals on Bush Road, intended to mitigate speed concerns. Discussions with Lewisham Council's highways team were also noted, with proposed measures to address visibility and traffic flow. Regarding Thames Water, a hydrant test certificate was provided, indicating that flow and pressure test results met the required standards.

26 Leathermarket Street, London SE1 3HN

The committee was scheduled to consider the planning application for the Neighbourhood Housing Office at 26 Leathermarket Street, London SE1 3HN. The proposal involved the demolition of the existing office building and the construction of a new part 5, part 6-storey mixed-use building to provide replacement office space and 26 affordable homes.

The report detailed numerous benefits of the proposal, including the delivery of 100% social rent housing, addressing acute local housing need, and providing improved outdoor spaces, inclusive routes, and biodiversity enhancements. It also highlighted the provision of modern, efficient office space for Leathermarket JMB. The report outlined key issues for consideration, including compliance with planning policy within a conservation area, impact on heritage assets, daylight and sunlight, privacy, amenity, affordable housing viability, dwelling mix, environmental matters, transport and highways, and planning obligations.

Extensive consultation responses were summarised, with 114 comments of support and 84 objections. Key concerns raised by objectors included the scheme's scale, height, and heritage context, overlooking and separation distances, daylight, overshadowing, fire safety, development within a Site of Importance for Nature Conservation (SINC), potential encroachment on Borough Open Land and Parks Management Land, security, and the preservation of public artwork.

The report addressed specific concerns regarding the Borough Open Land designation, confirming no part of the scheme encroached on this area. It also detailed a proposed land swap to ensure no net loss of space within the Parks & Natural Environment Team's management area. The loss of office floor space was discussed, with officers of the view that a departure from policy would be acceptable due to no anticipated reduction in employee numbers and the maximisation of capacity for affordable housing. The dwelling mix was presented, showing compliance with Southwark Plan Policy P2, and the provision of wheelchair accessible housing was detailed.

Significant attention was given to heritage considerations, with detailed assessments of the impact on the Bermondsey Street Conservation Area and nearby Grade II listed buildings. The report discussed the obscuring of public artwork on the flank elevation of 22 Leathermarket Street and the applicant's proposal to re-provide artwork within the new development. Fire safety concerns were addressed, with detailed responses from the applicant and the London Fire Brigade, and the report noted that the building height did not meet the criteria for HSE statutory consultation.

Environmental matters, including flood risk, sustainable urban drainage, land contamination, air quality, and light pollution, were discussed. The site's location within Flood Zone 3 was noted, and the report detailed the Sequential Test and Exception Test assessments, concluding that the development would provide wider sustainability benefits and be safe for its lifetime. Sustainable drainage systems, including green and blue roofs and permeable paving, were proposed.

Transport and highways aspects were thoroughly examined, including trip generation, servicing and deliveries, refuse storage, car parking, and cycle parking. The report noted that the development would be car-free, with limited Blue Badge spaces, and detailed proposed highway works to be secured through a Section 278 agreement. The report also outlined proposed planning obligations (S106 agreement) covering affordable housing, employment space contributions, amenity and play space contributions, carbon offset payments, and highway works.

Finally, the report included details on community involvement and engagement, outlining the applicant's adherence to the Gunning Principles and the consultation process undertaken. Responses from internal and external consultees, including Transport for London, the Environment Agency, Historic England, the Metropolitan Police, and Thames Water, were summarised. The report concluded by recommending that planning permission be granted, subject to conditions and the completion of a Section 106 Agreement.

The supplemental agenda provided further clarifications and updates on representations received, including amendments to conditions, details regarding the artwork at 22 Leathermarket Street, updated ecological appraisals, and further information on parking surveys and servicing arrangements. It also confirmed that the applicant had addressed all comments regarding carbon emissions.