Land Between St Georges Cathedral And 45-47 Westminster .
Land between St Georges Cathedral and 45-47 Westminster Bridge RoadDate 7/12/2007 Crown Copyright. All rights reserved. London Borough of Southwark.OS Licence (0)100019252Scale 1/1250Claire Cook
Item No.Classification6.2OPENDecision LevelBorough and BanksideCommunity CouncilDate17/12/07FromTitle of ReportHEAD OF DEVELOPMENT CONTROLDEVELOPMENT CONTROLProposalAddressThe erection of a part 5, part 6 storey office building(07/AP/2200)LAND BETWEEN ST GEORGE'SCATHEDRAL & 45-47WESTMINSTER BRIDGE ROAD,LONDON, SE1 7JBWard CathedralsPURPOSE1To consider the above application which is for Community Consideration as a result ofthe number of objections received.RECOMMENDATION2To grant planning permission subject to relevant conditions and legal agreement.BACKGROUNDSite location and description3The subject site is situated on the south side of Westminster Bridge Road, on a vacantsite presently used as a surface car park, which enjoys access from both WestminsterBridge Road and Lambeth Road. The application site occupies the northern half ofthis existing car park, fronting Westminster Bridge Road.4St Georges RC Cathedral and associated buildings (Cathedral House, Archbishop’sHouse and Archbishop Amigo Jubilee Hall) are situated immediately to the west of thesite and is identified as land owned by the applicant. Whilst St Georges RC Cathedralis a grade II listed building, the other associated buildings are not.5To the east of the site is a 5 storey office building at 45-47 Westminster Bridge Roadand a row of 3 storey mews houses (behind 45-47 Westminster Bridge Road). Thesouthern half of the existing surface carpark is proposed to remain.6The surrounding area is characterised by a mixture of residential and office type usesup to 8 storeys in height. Webber Row School, a grade II listed building is locatedimmediately to the north of the site, on the northern side of Westminster Bridge Road.7The western edge of the site is slightly overlapped by the West Square ConservationArea.Details of proposal8The applicant is seeking full planning permission for the erection of a new part 5 part 6
storey office building to be used as the new headquarters for the Catholic Agency forOverseas Development (CAFOD), which is a non government organisation that relieson charitable contributions to fund projects across the world.9The building itself comprises a gallery, exhibition spaces, meeting rooms and WCfacilities on the ground floor, 4 storeys of open plan office space, a café/servery on the5th floor and a roof terrace (green roof). Each floor contains a mezzanine level, whichaccounts for the part 5 part 6 storey element in the description of development.10The total floorspace proposed is approximately 657sqm and the building is proposedto be 22m at its highest point.11The proposal is essentially a car free scheme although 2 disabled car parking spacesare proposed to the rear of the site.12Parking for 50 cycles is proposed for staff in addition to additional provision onWestminster Bridge Road for visitors.13Works are also proposed in the public realm, specifically paving and landscapingalong the pedestrian thoroughfare between Westminster Bridge Road and LambethRoad along the western edge of the site.14The proposed development is proposed to be highly sustainable and includes the useof borehole technology, passive ventilation, green roof, natural lighting, rainwaterharvesting and locally sourced materials.Planning history15The applicant submitted an application to Council in February 2007 to determine if anEnvironmental Impact Assessment (EIA) would be required with this application.Council’s response dated March 2007 advised that the proposal would not require thepreparation of an EIA.16Since March 2007, the applicant has engaged in pre application discussion withvarious members of Council staff. The application was discussed at the MajorApplications Briefing Meeting in March 2007, and the Design Review Panel in April2007. The concept was considered acceptable in principle subject materials. A limemortar applied to a thick body of lime/hemp composite (light coloured) was the initialchoice for the external facing material, however given the historical context of the siteit was suggested that brick would be more appropriate.17Application 07-AP-1347 for the erection of a part 5, part 6 storey office building wasrefused in September 2007 due to an unsigned legal agreement. The proposal washowever, considered acceptable in principle.Planning history of adjoining sites18Pre application discussions have been held since March 2007 in relation to theArchbishop Amigo Jubilee Hall for the demolition of stage and back stage area to theAmigo Hall and erection of new Pilgrim's Hall and glazed link to the Cathedral, newporch and security gates, re-ordering of original hall.1907/AP/1533 for the demolition of stage and back stage area to the Amigo Hall anderection of new Pilgrim's Hall and glazed link to the Cathedral, new porch and securitygates, re-ordering of original hall was granted in October 2007.
FACTORS FOR CONSIDERATIONMain Issues20The main issues in this case are:a] The principle of the development in terms of land use and conformity with strategicpolicies.b] The impact on amenityc] The impact on the character and appearance of the Listed buildings and the WestSquare Conservation Aread] Design & Layoute] Traffic issuesf] Planning Obligations212223Planning PolicyOn 28 July 2007 the Council formally adopted the Southwark Plan.Southwark Plan (UDP) July 20071.7 - Development within town and local centres.2.5 - Planning Obligations3.1 - Environmental Effects3.2 - Protection of Amenity3.3 - Sustainability Assessment3.4 - Energy Efficiency3.5 - Renewable Energy3.6 - Air Quality3.7 - Waste Reduction3.9 - Water3.11 - Efficient use of Land3.12 - Quality in Design3.13 - Urban Design3.14 - Designing out Crime3.15 – Conservation of the Historic Environment3.16 – Conservation Areas3.17 – Listed Buildings3.18 – Setting of Listed Buildings, Conservation Areas and World Heritage Sites4.1 – Density of Residential Development4.2 – Quality of Residential Accommodation5.1 - Locating Developments5.2 - Transport Impacts5.3 - Walking and Cycling5.4 - Public Transport Improvements5.6 - Car Parking5.7 - Parking Standards for Disabled People7.4 - Bankside and The Borough Action AreaLondon Plan 2004Policy 5B.1 The strategic priorities for Central LondonPolicy 5B.2 Development in the Central Activities Zone
24Planning Policy Guidance [PPG] and Planning Policy Statements [PPS]PPG 4 – Industrial and Commercial DevelopmentPPG 13 – TransportPPG 15 – Planning and the Historic EnvironmentPPG 16 – Archaeology and PlanningPPS 1 – Delivering Sustainable DevelopmentPPS 22 – Renewable EnergyPPS 25 – Development & Flood RiskConsultations25Site Notice:9 October 200726Press Notice:11 October 200727282930Internal ConsulteesAccess OfficerArchaeology OfficerConservation & DesignPlanning PolicyPollution ControlTransport PolicyWaste ManagementStatutory and non-statutory consulteesEnvironment AgencyLondon Borough of LambethInternal ConsulteesArchaeology Officer – No objections subject to suggested conditions.Transport Policy – No objections.Access Officer – No objections.Pollution Control-Air Quality: Satisfactory.-Noise: Satisfactory.-Land Contamination: Satisfactory subject to the imposition of relevant conditions.-Construction Impacts: Satisfactory subject to the imposition of relevant conditions.Statutory and non-statutory consulteesLondon Borough of Lambeth – no objectionTfL – no objection subject to relevant conditions and being included as a signatoryon the S106 legal agreement for reasons relating to the proposed street tree onWestminster Bridge Road.English Heritage – no objectionThe St George’s Circus Group – objectsObjects to height, materials and design are inappropriate given the context of thearea.Neighbour consultees312 St Georges Mews, 43 Westminster Bridge Road – objectsLoss of light.
3E The Chandlery, 50 Westminster Bridge Road – objectsLoss of light, increased noise and spoil view from apartment, overlooking, loss ofparkingUnit 3G, 50 Westminster Bridge Road – objectsProposal will mask the view of the cathedral.Unit 144, 50 Westminster Bridge Road – objectsQueries if it will be noisy and asks when development will commence.3C The Chandlery, 50 Westminster Bridge Road – objectsProposed building will look out of place, loss of light, increased office space will leadto increased traffic and increased noise, already surplus of office space in the area,impact upon the visual appearance of the area.2E The Chandlery, 50 Westminster Bridge Road – objectsNoise, loss of light and loss of free spaceAnonymous – objectsDevelopment would look out of place and affect appearance of cathedral, increasedtraffic and noise, loss of light.3A The Chandlery – objectsIncreased traffic noise, restrict light and reduce privacyFlat 4, The Chandlery – objectsAffect privacy and light, reduction in parking, noise pollution, too dense, does not addanything to the area.Flat 2A, 50 Westminster Bridge Road – objectsHeight will affect daylight, too close to cathedral.Re-consultationN/APLANNING CONSIDERATIONSPrinciple of development32The site is currently used as a surface car park and therefore any development on thissite would result in the loss of approximately half of this parking. A better use of thissite is supported, as is the reduction of car parking spaces given the high PublicTransport Accessibility Location of the site. There are no objections to the constructionof a new office building and therefore the construction of a new part 5 part 6 storeyoffice building is considered acceptable in principle.33Policy 3.4 requires buildings to be designed to maximise energy efficiency to minimiseand reduce energy consumption and carbon dioxide emissions. The proposal statesthat it is likely to be approximately 19% more efficient than the Part L requirementswhich is considered acceptable.34The BREEAM assessment indicates that the scheme would achieve an excellentrating. Any approval should be conditioned to ensure that the completed schememeets an excellent standard and to ensure that the scheme for energy generation asset out in the energy assessment is implemented and retained.35Policy 3.5 requires that 10% of the predicted energy use is generated from renewable
sources. The development proposes the use of solar water heating and ground sourceheating and cooling pumps that meet the 10% requirement.36Policy 3.9 requires all developments to incorporate measures to reduce the demandfor water, and recycle rainwater and grey water. The BREEAM assessment indicatesthat water use will be less than 1.5m3 per person per year. This is considered to meetpolicy 3.9.Environmental impact assessment37N/AImpact of proposed development on amenity of adjoining occupiers andsurrounding area38The nearest residential properties comprise a row of 3 storey mews buildings whichare located to the south east of the site.39Overlooking and loss of privacy to these mews houses is not considered to be harmfulin this case given the proposed use as an office. Furthermore, loss of light due toovershadowing is considered to be negligible given the location of these mews housesin relation to the proposed new office building. Further, the applicant has submitted adaylight and sunlight report which concludes that the proposal complies with the BREguidelines on daylight and sunlight.40Overall the proposed development is considered to adequately protect the amenity ofadjoining occupiers consistent with the outcomes sought by Policy 3.2 of theSouthwark Plan (UDP) July 2007.Impact of adjoining and nearby uses on occupiers and users of proposeddevelopment41The surrounding area is a mix of commercial and residential. There are no specificuses that would impact upon the use as an office.Traffic issues42The Transport Planning Group welcomes the reduction in car parking and theprovision of two disabled parking bays. A large number of cycle bays are beingprovided, which is welcomed, however, these should be covered and secure.Design & impact on character and setting of a listed building and/orconservation area43This proposal is for a building, which will be one of the most substantial blocks inWestminster Bridge Road and will dominate the immediate stretch of the street byboth is size design. It will also affect the setting of an important listed building: theGrade II listed: St Georges Cathedral and it will affect the setting of the St GeorgesConservation Area, which it faces to the southwest.44The design of the building developed as a result of the original choice of materials.This was originally intended to be a lime mortar applied to a thick body of lime/hempcomposite. The ambition to achieve a sustainable building and was successful inthese terms, however the context of a render building in the local townscape wasinappropriate. This is an area that is dominated by red or yellow stock C19 and earlyC20 brickwork.
45Ideally the building should have been designed for brick and intended to suit thatmaterial. Unfortunately, adapting this design for the building to use brick is a lesssatisfactory approach for the intrinsic qualities of the building.46Notwithstanding the above, the bricks that have been proposed and agreed for thebuilding are of a high quality well suited to the area, with greater variation of textureand colour to give interest and depth to the surface of the building47Although it is acknowledged that the proposed building would have an impact on thecharacter and appearance of the nearby conservation area and listed buildings, giventhe good design and high quality materials proposed, this impact is considered to be apositive one. It is therefore considered that the proposed new office building wouldpreserve and enhance the character and appearance of the nearby West SquareConservation Area, and sit comfortably with the listed cathedral adjacent, makinggood efficient use of a currently underutilised brownfield site.Planning obligations [S.106 undertaking or agreement]48Planning obligations are intended to offset the negative impacts of a development. Inthis case, the overall scale of development means that it is likely to have only alocalised impact therefore any obligations that may be secured should be used tooffset impacts on the local area. The applicant has agreed to the draft Heads ofTerms (monetary and on site contributions) based around the Planning ObligationsSPD. A grampian style condition, condition 1, will be used to secure the S106Agreement, if permission is granted work can not start on site until the Agreement hasbeen signed. The draft Heads of Terms are as follows;Employment During Construction: 33 506Public Open Space: 26 796Transport Strategic: 53 091Public Realm/Other Community Facilities: Agreed. Detailed schedule of works to be undertaken in the pedestrian thoroughfarebetween Westminster Bridge Road and Lambeth Road, including paving,drainage, lighting, signage, bollards, landscaping, street tree (to WestminsterBridge Road), security barrier, cycle shed, CCTV to cycle shed, speed hump.Administration Cost @ 2%: 2267.86Total cash contribution: 115 66149The proposal is consistent with Policy 2.5 (Planning Agreements) of the emergingSouthwark Unitary Development Plan and the draft Supplementary PlanningDocument on Planning Obligations 2007.Other matters50ArchaeologyThe proposal site in question lies on, or near to, the projected line of the defences forLondon established during the English Civil War. This defensive line is shown in anumber of manuscript maps and forts marking the extent of the length of the line havebeen identified within the grounds of the Imperial War Museum and to the south endof the Newington Causeway. The site in question is therefore likely to lie upon theproposed line of this feature.
51Towards these ends it is recommended that a programme of archaeologicalobservation and recording is maintained during groundworks at this site. These worksshould be undertaken by a suitably qualified and experienced archaeologist orarchaeological contractor.52It is recommended that these works are secured by condition.53It is felt that these recommendations are both reasonable and necessary to provideproperly for the likely archaeological implications of this proposal and they closelyfollow the UDP policy for the historic environment (E.5.1 iv-v), the Southwark Plan(UDP) July 2007 (Policies 3.15 and 3.19) and the recommendations of PPG16.Conclusion54The application will see the redevelopment of a currently underused brownfield site toprovide employment opportunities for approximately 250 staff. The principle of theuse is accepted. The height and general bulk of the building is considered acceptablewithin the context of the existing environment and grade II listed buildings in closeproximity. The traffic impact, car and cycle parking provisions are also acceptable.55Given the above, it is recommended that the application be granted permissionsubject to relevant conditions and legal agreement.COMMUNITY IMPACT STATEMENT56In line with the Council's Community Impact Statement the impact of this applicationhas been assessed as part of the application process with regard to local people inrespect of their age, disability, faith/ religion, gender, race and ethnicity and sexualorientation. Consultation with the community has been undertaken as part of theapplication process. The impact on local people is set out above in para 53-55.SUSTAINABLE DEVELOPMENT IMPLICATIONS57The proposal provides a sustainable development as outlined in paragraphs 48-51.LEAD OFFICERREPORT AUTHORCASE FILEPapers held at:Gary RiceHead of Development ControlAndrew BeattiePlanning Officer [tel. 020 7525 5451]TP/1024-ARegeneration Department, Council Offices, Chiltern, Portland StreetSE17 2ES [tel. 020 7525 5403
RECOMMENDATIONThis document shows the case officer's recommended decision for the application referred to below.This document is not a decision notice for this application.Miss A. HaywoodCAFODApplication Type Full Planning PermissionRecommendation Grant with 'Grampian' ConditionApplicantReg. Number 07-AP-2200CaseNumberTP/1024-ADraft of Decision NoticePlanning Permission was GRANTED for the following development:The erection of a part 5, part 6 storey office building.LAND BETWEEN ST GEORGES CATHEDRAL & 45-47 WESTMINSTER BRIDGE ROAD, LONDON, SE1 7JBAt:In accordance with application received on 17/09/2007and Applicant's Drawing Nos. 0258 PL 010, 0258 PL 050 Rev A, 0258 PL 051 A, 0258 PL 100, 0258 PL 101 A,0258 PL 200 B, 0258 PL 210 B, 0258 PL 310 A, 0258 PL 500 BPlanning Statement dated September 2007Design & Access Statement Rev A dated September 2007Subject to the following conditions:1The development hereby permitted shall not be commenced until the applicant first enters into an appropriatelegal agreement (at no cost to Council) under S106 of the Town and Country Planning Act 1990 (asamended), (at no cost to the Council) as acceptable and agreed by the Council.ReasonTo ensure adequate mitigation of the adverse of the development are provided in the form of financialcontributions in accordance with Policies 6A.4 'Priorities in Planning Contributions' and 6A.5 'PlanningContributions' of the London Plan and Policy 2.5 'Planning Obligations' of the Southwark Plan (UDP) July 2007and Supplementary Planning Document 'Section 106 Planning Obligations' 2007.2The development hereby permitted shall be begun before the end of three years from the date of thispermission.ReasonAs required by Section 91 of the Town and Country Planning Act 1990 as amended3Details of the facilities to be provided for the secure storage of visitor's cycles on Westminster Bridge Roadshall be submitted to (2 copies) and approved by the local planning authority before the development herebyapproved is commenced and the premises shall not be
3C The Chandlery, 50 Westminster Bridge Road – objects Proposed building will look out of place, loss of light, increased office space will lead to increased traffic and increased noise, already surplus of office space in the area, impact upon the visual appearance of the area. 2E The Chandlery, 50 Westminster Bridge Road – objects
Cathedral raymond carver ending meaning The cathedral that the narrator draws with Robert represents true sight, the ability to see beyond the surface to the true meaning that lies within. Before the narrator draws the cathedral, his world is simple: he can see, and Robert cannot. But when he attempts to describe the cathedral that’s shown on .
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