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Planning & Development

This is an area where major developments are happening all the time. This is understandable and inevitable in an area which is such an important transport hub,  and which the London Plan identifies as one of key economic opportunity. A key part of our work is to review major planning proposals to ensure neighbours are alerted, and that proposals meet the aims of the Neighbourhood Plan. 

 

At the South Bank and Waterloo Forum in Dec 2023, Chris Bagot gave an overview of the major planning issues for 2024

You can see his presentation here. 

SCROLL DOWN  to see major proposed developments and how we have responded. Click on the title of a development to see the developer's own website if there is one.

If you are interested in joining SoWN's Planning Group, please contact us.

USE OF DEVELOPMENT FUNDS

A key part of our work is ensuring that Section 106 and Community Infrastructure Levy funding is used in ways which reflect SOWN's priorities. To see our draft policy on Section 106 and CIL funding click here

We recently responded to Lambeth's strategic policy on Affordable Workspace. Our response is here  

The Neighbourhood Plan includes a list of projects we have identified as priorities for Section106 & Community Infrastructure Levy funding from developments. The list (updated October 2021) can be seen here.

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Developer: Mitsubishi Estates and Co-Re
Status: Given Consent

This proposal will replace the former ITV building with a building combining substantial public space and retail at lower levels, with a very large office offer above.  It would become by some way the largest structure on the South Bank.  The developer states that it will be operationally zero carbon. SoWN strongly opposed this huge development, together with other local groups, due to its major detrimental impact on the residential housing immediately behind, and the substantial shadowing and other impacts on the River Walk. 

 

Developer: Bourne Capital
Status: Given Consent

SoWN has participated in several public consultation meetings with the developer and one with the Council. Amongst other comments we have emphasised: the substantial bulk of the building, the narrowness of the pavement along Waterloo Road, the importance of enlivening the side facing Cornwall Road and the relationship with the adjoining Union Jack Club. We have welcomed the developer's commitment to making the building operationally net zero carbon. We have also welcomed the developer's willingness to fund the re-design of Emma Cons Gardens, facing the Old Vic, as part of its Section 106 commitment.

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Emma Cons Gardens Re-design

Community-led re-design of this important public space: Planning Consent Given

 

Emma Cons Gardens is a key public open space in the heart of Waterloo, but is in clear need of redesign and improvement. Following consultation, a design was commissioned and submitted for planning consent, which was given in mid-2024. The Emma Cons Garden Trust has now been registered as a Charitable Incorporated Organisation, with representatives of local stakeholders, including SoWN. For more information, click here.

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Developer: Wolfe; & Stanhope Properties
Status: Given Consent and being implemented

SoWN looked at the environmental aspects of the proposal and stressed the critical importance of local consultation, particularly about construction phase and traffic. Overall we welcomed the reduced alterations that were consented.

Evelina Children's Hospital

Developer: Guys & St Thomas Trust
Status: Given Consent

This development on the triangle site alongside the existing children's hospital, will more than double the facilities available. While the need for this expansion is recognised, concerns were expressed about the scale of the building, its impact on Lambeth Palace Road and its relationship to Archbishop's Park.  SoWN did not make formal comments.

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97-99 Lower Marsh (Boots site)

Developer: Ruby Hotel Group
Status: Given Consent

This building would replace the existing 1960s Boots building, with retail at ground level and an extension to the Ruby Hotel above. While SoWN would welcome an improved building on this site, it regrets the lack of public consultation for a prominant building in this most important shopping street in Waterloo. We regret the loss of office and retail floor area and the addition of further hotel rooms in the area, and question the appropriateness of the arched window form, which is not characteristic of the area.

121 Westminster Bridge Road (London Necropolis Railway Building)

Developer: ?
Status: Planning Application rejected

Built in 1902 as the headquarters and entrance to the London Necropolis Railway, this distinctive building continued as offices after the railway closed after bombing in 1942. This application was to convert is to 6 residential apartments.  SoWN did not express a view on the proposal, which represents a loss of office space in the Central Activities Zone.  For a short history of the London Necropolis Railway, click here.

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Developer: PPH Group
Status: Consent Given

PPHE Hotel Group propose a multi-purpose development on this vacant site. Alongside a ’compact lifestyle’ hotel, there will be two storeys of office space, including affordable workspace, a multi-zonal bar, cafe and flexible co-working space . 

 

SoWN welcomed appropriate proposals for this site, but was extremely concerned at the scale and character of the building, relative to its surroundings. It therefore formally objected to this scheme. Sown's formal objection can be read here.

Marlin Hotels, 89-95 Westminster Bridge Road

Developer: Marlin Hotels
Status: Application Rejected

The proposed development was for mixed use comprising 20 boutique hotel rooms and six residential units together with a wine bar/restaurant. 

 

The building is a locally listed late Victorian block constructed in 1894 and has a very elegant façade.  

SoWN welcomed the restoration of this important building and the provision of active frontages to Westminster Bridge Road. However, we made clear our serious concerns about the loss of the last remaining bank in the Neighbourhood. 

The proposal was rejected by Lambeth largely on the basis that the additional hotel rooms would have an adverse effect on the balance of uses in the area. 

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Developer: H B Reavis
Status: Approved

This very large scheme for retail and offices will stretch along the south side of York Road, from the Victory Arch of Waterloo Station, along to Leake Street. It will include new access routes to the station and a new shopping parade between it and the former Waterloo International Terminal. Part of it's Section 106 funds will be used to reshape and improve the public space between it, the Victory Arch and the railway arches of the lines coming from Charing Cross.  

SoWN's primary focus is on the public realm and environmental aspects of this development, and concern about the potential impact of those working in it on the use of the limited green spaces in the area.

Sadly, since Covid, this scheme has been put on hold, leaving the existing buildings abandoned and dilapidated, in a highly prominent location. 

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