Planning application · Southwark
23/AP/2688.
Empty Land At 105 Pages Walk London Southwark SE1
Full / Other Planning at Empty Land At 105 Pages Walk London Southwark SE1, received 26 Sep 2023 — refused on 5 Apr 2024 (delegated, Paul Ricketts).
ApprovedRefusedOther
At a glance · this applicationSouthwark profile →
Refused
Outcome
5 Apr 2024
27 wks
Decision time
19 wks over the 8-week target
—
Conditions
not captured
24
Documents
24 linked
6
Objections
1 in support
No
Appeal
none recorded
Record from the Southwark planning register as captured; documents link to the council's own files. Nearby applications are context, not part of this application.
Application
What is it?
Outline planning permission (with the matters of appearance, landscaping and layout reserved) for construction of 3 x 2 bedroom terrace houses
Reference
23/AP/2688
Type
Outline Application
Applicant
Agent / consultant
None recorded
Case officer
Council
Received
26 Sep 2023
Validated
6 Oct 2023
Target date
30 Nov 2023
Decision date
5 Apr 2024
Decision route
Not recorded
Council register
Reference
23/AP/2688
Type
Outline Application
Show all 14 rows
Applicant
Agent / consultant
None recorded
Case officer
Council
Received
26 Sep 2023
Validated
6 Oct 2023
Target date
30 Nov 2023
Decision date
5 Apr 2024
Decision route
Not recorded
Council register
Documents
What was filed?
Document
Published
View
Show all 10 rows
Documents open on the Southwark portal (the portal needs its documents tab opened first — the link handles that). View the application page ↗
Decision
What happened?
Refused on 5 Apr 2024, delegated decision by Paul Ricketts — 27 weeks from submission (19 over the 8-week target).
Timeline
Date
Event
26 Sep 2023
Application received
6 Oct 2023
Application validated
30 Nov 2023
Statutory target date
5 Apr 2024
Delegated decision: Refused · Paul Ricketts
26 Sep 2023
Application received
6 Oct 2023
Application validated
30 Nov 2023
Statutory target date
Show all 4 rows
5 Apr 2024
Delegated decision: Refused · Paul Ricketts
Why it was refused
Reason
As stated on the decision notice
1
The viability of the proposed development has been assessed by an
independent valuer appointed by the Local Planning Authority and found to
be viable and thus is able to provide a policy compliant in-lieu payment
equivalent of 35% habitable rooms to assist in the delivery of much
needed social rented and intermediate homes within the borough. The
failure of the applicant to make such provision would result in the
application being contrary to policy P1 (Social rented and intermediate
housing) of the Southwark Plan (2022) and; policies H2 (Small sites) and
H4 (Delivering affordable housing) of The London Plan (2022) and;
Chapter 5 (Delivering a sufficient supply of homes) of the National
Planning Policy Framework (2023).
2
The application proposal would fail to provide sufficient private amenity
space on site and to make any provision for the deficit of amenity space to
be provided by way of a financial contribution towards providing new or
improving existing public open space or play space provision in the vicinity
of the site through a section 106 planning obligations and as such would
be contrary to Policy P15 (Residential Design) of the Southwark Local
Plan, 2022 and the adopted standards set out in the 2015 Southwark,
Technical Update to the Residential Design Standards SPD (2011).
3
The application proposal would fail to make any provision for
archaeological monitoring by way of the financial contribution as required
to conserve archaeological resources on the site through a section 106
planning obligations and as such would be contrary to Policy P23
(Archaeology) of the Southwark Local Plan, 2022 and the adopted
standards set out in the Southwark, Section 106 Planning Obligations and
Community Infrastructure Levy, Supplementary Planning Document, April
2015, November 2020 update.
4
By reason of excessive depth, siting in proximity to the shared boundary
and orientation , the proposed dwellinghouse No.1 would result in an
unreasonable loss of daylight and sunlight to the adjoining 103 Page's
Walk. This would be contrary to Policies P13 (Design of Places), P14
2
(Design Quality), P15 (Residential Design) of the adopted Southwark Plan,
2022; Policy D4 (Delivering good design) of London Plan, 2021 and
Chapter 12 Achieving well-designed places of the National Planning Policy
Framework 2023.
5
The application proposal would result in the loss of the position of a
protected tree that has been felled without the relevant permission of the
local planning authority and which is subject of a TRN the remedy of which
requires that tree (an Eucalyptus) to be planted in its same location. As
such, the proposal would have an adverse impact on the character of the
Pages Walk conservation area and not provide satisfactory soft
landscaped features on this prominent site. It would therefore be contrary
to policies P13 (Design of Places), P21 (Conservation of the historic
environment and natural heritage) and P61 (Trees) of the Southwark Plan,
2022; Policies HC1 (heritage conservation and growth) and G7 (Trees and
Woodlands) of the London Plan, 2021 and chapters 12, 15 and 16 of the
National Planning Policy Framework, 2023.
1
The viability of the proposed development has been assessed by an
independent valuer appointed by the Local Planning Authority and found to
be viable and thus is able to provide a policy compliant in-lieu payment
equivalent of 35% habitable rooms to assist in the delivery of much
needed social rented and intermediate homes within the borough. The
failure of the applicant to make such provision would result in the
application being contrary to policy P1 (Social rented and intermediate
housing) of the Southwark Plan (2022) and; policies H2 (Small sites) and
H4 (Delivering affordable housing) of The London Plan (2022) and;
Chapter 5 (Delivering a sufficient supply of homes) of the National
Planning Policy Framework (2023).
2
The application proposal would fail to provide sufficient private amenity
space on site and to make any provision for the deficit of amenity space to
be provided by way of a financial contribution towards providing new or
improving existing public open space or play space provision in the vicinity
of the site through a section 106 planning obligations and as such would
be contrary to Policy P15 (Residential Design) of the Southwark Local
Plan, 2022 and the adopted standards set out in the 2015 Southwark,
Technical Update to the Residential Design Standards SPD (2011).
3
The application proposal would fail to make any provision for
archaeological monitoring by way of the financial contribution as required
to conserve archaeological resources on the site through a section 106
planning obligations and as such would be contrary to Policy P23
(Archaeology) of the Southwark Local Plan, 2022 and the adopted
standards set out in the Southwark, Section 106 Planning Obligations and
Community Infrastructure Levy, Supplementary Planning Document, April
2015, November 2020 update.
Show all 5 rows
4
By reason of excessive depth, siting in proximity to the shared boundary
and orientation , the proposed dwellinghouse No.1 would result in an
unreasonable loss of daylight and sunlight to the adjoining 103 Page's
Walk. This would be contrary to Policies P13 (Design of Places), P14
2
(Design Quality), P15 (Residential Design) of the adopted Southwark Plan,
2022; Policy D4 (Delivering good design) of London Plan, 2021 and
Chapter 12 Achieving well-designed places of the National Planning Policy
Framework 2023.
5
The application proposal would result in the loss of the position of a
protected tree that has been felled without the relevant permission of the
local planning authority and which is subject of a TRN the remedy of which
requires that tree (an Eucalyptus) to be planted in its same location. As
such, the proposal would have an adverse impact on the character of the
Pages Walk conservation area and not provide satisfactory soft
landscaped features on this prominent site. It would therefore be contrary
to policies P13 (Design of Places), P21 (Conservation of the historic
environment and natural heritage) and P61 (Trees) of the Southwark Plan,
2022; Policies HC1 (heritage conservation and growth) and G7 (Trees and
Woodlands) of the London Plan, 2021 and chapters 12, 15 and 16 of the
National Planning Policy Framework, 2023.
Policies cited
NPPFNational Planning Policy Framework 12National Planning Policy Framework 15National Planning Policy Framework 16
Public response
Measure
Count
Objections
6
In support
1
Total comments
7
Objections
6
In support
1
Total comments
7
People
Who is involved?
Name
Role
Applicant — the party who applied, not necessarily the owner
No agent recorded
Applied without an agent, or agent not recorded.
Case officer — delegated decision
Applicant — the party who applied, not necessarily the owner
No agent recorded
Applied without an agent, or agent not recorded.
Case officer — delegated decision
Place
What affects it?
Context around the site — not part of this application. Designations over the site: use the map's designations filter (conservation areas, listed buildings, Article 4, flood risk …). Decisions within 250 metres of the site are listed below — context, not this application.
Other applications within 250 metres (context — nearby, not this application)
No other geocoded decision is recorded within 250 metres.