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

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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
payment in lieu of additional affordable housing. This commuted sum payment will be capped at £12,740,000, which has been calculated to equate to the shortfall in affordable housing provision against the policy requirement of 40% of units. The proposed Linear Park, which runs through the VNEB area, will establish new connections and routes between Vauxhall and Battersea, in which Vauxhall Square plays an essential part. The new urban square would provide a series of spaces and to provide a focus for retail uses and other amenities forming an integral part of the regenerating Vauxhall town centre. A series of new and improved connections and play space tie through Miles Street establishing and improving connections with the wider existing community and Vauxhall Park to the east. The scheme is delivering a range of regeneration outcomes which are fully in accord with policy expectations. The scheme has been largely supported subject to matters of detail by the GLA in its stage 1 response and is delivering a range of public realm benefits which accord with the long term strategy to deliver improvements to the wider Vauxhall area. Certain impacts will arise from the development, but will be fully addressed in the imposition of conditions and a substantive list of terms to a S106 agreement securing the delivery of the wider benefits proposed. Overall, officers recommend the proposal for approval.
Page 2 and 3: Site address Ward Proposal Applicat
Page 4 and 5: • 661_00_07_030 rev. 01 Retained
Page 6 and 7: • 661_00_07_544 rev. 01 Vauxhall
Page 8 and 9: and 30.11.2012 Street Management Ar
Page 12 and 13: 1 Summary of Main Issues 1.1 The ma
Page 14 and 15: 22,732sqm of new office floor space
Page 16 and 17: 4.17 A three-storey linear building
Page 18 and 19: with the road. Planting within Mile
Page 20 and 21: 5.24 London Underground Infrastruct
Page 22 and 23: 5.42 Vauxhall Neighbourhood Housing
Page 24 and 25: orough. How is the policing of this
Page 26 and 27: on the application, which would lim
Page 28 and 29: excessive in terms of the planning
Page 30 and 31: proposed are menial and on this bas
Page 32 and 33: Policy 3.1 Policy 3.2 Policy 3.8 Po
Page 34 and 35: Policy 50 Open Space and Sports Fac
Page 36 and 37: 7.4 Retail 7.5 The application prop
Page 38 and 39: 7.15 Affordable Housing: 7.16 The L
Page 40 and 41: hostel provider have confirmed that
Page 42 and 43: 7.37 Officers consider that both th
Page 44 and 45: 7.53 Policy 50 of the Saved UDP see
Page 46 and 47: 7.64 The likely shadowing on the am
Page 48 and 49: and/ or have a significant impact o
Page 50 and 51: • The credibility of the design:
Page 52 and 53: the Bondway Warehouse and railway v
Page 54 and 55: softening to the building forms, wh
Page 56 and 57: Borough of Wandsworth, the London B
Page 58 and 59: trees to be planted along this road
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neighbouring properties: • Test 1
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each the guidelines and has an exis
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9.24 The application proposes a ser
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condition on the planning permissio
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other proposed developments on Wand
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10.12 Car Parking Lambeth Transport
Page 72 and 73:
dedicated service yard. Swept paths
Page 74 and 75:
• Photovoltaic (PV) modules for e
Page 76 and 77:
Holdings on these floorspace figure
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to be identified in the S106. As no
Page 80 and 81:
provide further regenerative benefi
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details regarding dust mitigation;
Page 84 and 85:
insulation for the residential unit
Page 86 and 87:
19. Prior to the commence of the de
Page 88 and 89:
and the provision of recycling faci
Page 90 and 91:
impact upon the community (Policy S
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07 Vauxhall Square, item 6. PDF 626 KB - Lambeth Council

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