- Developers and local authorities are not always aware of the needs of the local community or how development needs to be mitigated
- The balance between affordable housing, density and other requirements like public realm improvements is not always appropriate to the development context
- The relationship between the Council’s assessment of the impact of development on heritage sites north of the river and the impact on the local setting is not clearly understood
POLICIES: Development Management
|P8||Proposals will need to demonstrate that:
a) they will not result in a net loss of office or residential accommodation, and
Benefits should be secured through planning conditions or Section 106
- A key issue among local people is the extent to which developers are able to meet the targets set by the local authority on affordable housing levels. These are justified on the basis of ‘viability assessments’ which can assert that developments are not viable if they provide the level of affordable housing the local authority requires. However, if viability assessments underestimate land values and developments later make a larger profit than estimated, a mechanism should be developed which allows the council to ‘claw back’ funding retrospectively to deliver more affordable housing. These sums should fund affordable housing in the neighbourhood area where possible.
- A number of councils, including Southwark and Lambeth are now producing Viability Assessment SPDs, which seek to address this issue and argue for the clawback mechanism, and that assessments justifying fewer affordable housing units should be open to public scrutiny. The neighbourhood forum supports the objectives of these SPDs.
- The community believes that early consultation on major developments would enable them to provide helpful advice and reduce the likelihood of objections. To provide a mechanism to strengthen the Councils’ commitment to ‘front-loading’ local consultation, a local ‘development review panel’ should be established to scrutinise major development plans at pre-planning stage, against their adherence to neighbourhood plan and other matters and make recommendation to the planning committee, including s106 mitigation and CIL spend. This would apply to applications undergoing pre-planning consultation and would be written into planning performance agreements. Plans would be submitted by the Councils to the panel with strict time limits on comments so as not to delay the planning process.
- Post consent, the panel should be notified of and invited to comment on the discharge of planning conditions on major development.
- Where development results in unforeseen negative impacts (e.g. on local management or maintenance costs, design flaws which cause unreasonable wind effects etc), the cost of rectification should not fall to the local authority or community. The Planning Authority should, where such impacts are a possibility, introduce an ‘impact review clause’ in consents to obtain further Section 106 contributions from the developer after 2 years where a review shows that negative impacts have arisen from the development.
- SoWN accepts that strategic site allocations will be undertaken in the Borough’s Local Plans. However, conference with the neighbourhood forum should allow for input into elements / detail of the LPA’s recommendations for the site. SoWN would like to work with Lambeth and Southwark Planning Authorities so that local aspirations are reflected in the policy frameworks for particular sites including:
- Stangate House and Canterbury House
- ‘Triangle site’ bounded by Sandell Street, Waterloo Road and Cornwall Road
- Cornwall Road bus garage
- OCCC Estate
- Beckett House
- Waterloo Station
- ITV and London Studios
- 89 Westminster Bridge Road
- Bakerloo Line sidings, London Road
- The area’s heritage is valued and reflects a complex mix of social infrastructure, architectural character and use. The neighbourhood plan acknowledges existing conservation and character areas and supports their significance in ensuring the character of the area is respected. High quality design, related to context, is required of all development proposals.