07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council

Executive Summary
This application relates to the creation of a mixed use development which would
comprise of 520 residential flats, offices, retail uses, hotel, student accommodation,
homeless hostel, multi-screen cinema and community building. The development would
also be subject to public realm works, which would be associated with the scheme and
the wider Vauxhall Nine Elms Battersea (VNEB) area. The vision for the Vauxhall
Square development is to establish the site as a truly mixed-use development which
forms an integrated part of the wider regeneration of the area.
The scheme is proposed alongside the wider regenerative objectives for the Vauxhall
area as laid out within the councils SPD, currently out for consultation. The
development has been developed in accordance with the wider GLA Vauxhall Nine
Elms Battersea Opportunity Area Framework (VENBOAPF). The designation of the
development should be intensified and mixed use developments promoted. The
development is situated within the Central Activities Zone as designated within the
London Plan, and as such is required to bring forward a mixed use development that
seeks to enable a high quality design development, provide capacity for an increase in
housing, employment floorspace and other associated uses highlighted within the first
paragraph.
The report sets out the planning issues in turn, alongside the representations received
and justification of the planning merits of the proposals which when considered in the
round enable officers to recommend the application for approval subject to conditions
and completion of a Section 106 Agreement.
One of the principle issues, is the design of the two towers and the impact this may
have on, heritage assets and impact on views, for which English heritage raises
concern. A key consideration therefore for the Council is whether the development
gives rise to material harm when judged against those matters, which is the view of
English Heritage. If that said were to arise, could other planning considerations,
particularly public benefits of the scheme outweigh that consideration. It is the view of
officers that the proposal does not give rise to the harm set out by English Heritage, and
in this instance no objection is raised by officers. CABE has commented on the towers
and have stated that the towers would be simple and elegant within the London skyline.
Due to the designation of the opportunity area high residential and non-residential
densities should be promoted. The development provides a significant uplift in housing
units totalling 520 residential units, of which 110 units would be affordable. The
application has been subject to a viability report which has been independently
assessed by the BNP Paribas on behalf of the authority to arrive at a point where a
minimum level of affordable housing would be provided. Whilst originally submitted to
provide only 15% affordable housing, the scheme now proposes to deliver a minimum
of 21.2% affordable housing, which would be in the form of affordable rent and shared
ownership. In addition, a review mechanism of the gross development value generated
by the entire development at the one third of the way through private residential sales.
If achieved and projected sales values exceed the level required to render the scheme
economically viable, 50% of the surplus will be used to provide a commuted sum