A changing of the guard within Greenwich’s planning committee led to the refusal of more than 1,000 new homes this week.
Both Rockwell’s Charlton Riverside scheme on Anchor and Hope Lane, SE7, and JMH Group’s Harrow Manorway in Abbey Wood, SE2, were turned down, with not a single vote in favour of consent.
The refusal of both schemes, located in Opportunity Areas, went against the planning officer’s recommendations. Both schemes also met London mayor Sadiq Khan’s target of 35% affordable housing.
Greenwich councillors concluded Rockwell’s scheme was not in keeping with its own Charlton Riverside masterplan, which sets out a vision for lower-rise developments.
Sea change
Since May’s local elections, the make-up of Greenwich’s planning committee has changed considerably.
Of the 11 members sitting on the committee just four have some previous experience, with seven new to the role. Four of those seven are also completely new councillors, elected at the last election.
Darryl Chamberlain, local journalist at 853London, who was at the meeting, said some members appeared to lack basic planning knowledge, with some even asking what outline permission meant.
“Other times, questions were asked regarding things that simply aren’t related to planning – like ‘who can afford these properties?’” Chamberlain added.
READ MORE: London housing delivery – is this as good as it gets?
However, he said: “Greenwich’s planning board needed a change, it was the only planning committee in London that had its council leader on it, and its credibility with residents had been broken by controversial decisions like the Enderby Wharf cruise liner terminal, where the [then] council leader declared she couldn’t see any pollution when she was in Southampton port.”
Monday’s planning committee also voted against revoking a hazardous substances consent over Greenwich’s decommissioned gas holders. This had been seen as a formality, with consent already granted for their demolition.
The outcome of this decision means a new school with planning consent within the zone of influence cannot be occupied.
Charlton Riverside – an opportunity missed?
Rockwell’s Charlton Riverside scheme would have seen 771 new homes across 11 buildings, up to 10 storeys in height, with 35% affordable housing.
The developer reduced building heights from 28 storeys to 10 in 2016 in a bid to appease locals.
Refusing planning consent by 11 votes to zero, the new chair of the planning committee, councillor Sarah Merrill, said the plans “looked like Stalingrad”.
Rockwell’s head of planning, Jonathan Manns said: “The planning board’s decision to overturn the recommendation of officers to approve the scheme is exceptionally disappointing and puts a roadblock in front of efforts by all those involved.”
Manns also reiterated that the decision would slow the regeneration of the Charlton Riverside Opportunity Area, which could unlock future phases of development and is expected to see the delivery of 7,500 homes.
READ MORE: London’s left-field threat to developers
Other players invested in the Opportunity Area, and which would have been paying close attention to the decision outcomes include Komoto, planning around 500 homes, as well as both Galliard and Hyde, which are proposing major schemes.
Rockwell also has further land under its ownership that will come forward in future phases.
Manns added: “There are clear strategic priorities for Charlton Riverside, which Rockwell’s proposal facilitates. We have listened to stakeholders, amended the scheme and embraced the opportunity that the Opportunity Area represents for building homes, neighbourhoods and workspaces which meets the needs of a rapidly expanding city.
“The planning board’s decision puts a hugely unhelpful marker down for investment in, and delivery of, place-making in not only this area, but across London. It is a direct challenge to both the local and the regional development plan.
“The use of a local non-statutory masterplan in this way threatens to suffocate confidence and delivery. It is wholly out of sync with the wider agenda for using planning powers positively and proactively to deliver the homes and places that London needs on under-used land.”
Abbey Wood – delays coming down the track
To the east of the borough, just 0.5km from Abbey Wood station – a future Crossrail station – JMH Group proposed 272 new homes in buildings of up to 17 storeys, 40% of which would be affordable housing.
The site stands opposite Peabody’s Thamesmead site, in the London Borough of Bexley, which rises to 15 storeys.
Former Greenwich council leader Denise Hyland spoke at the meeting to object to the plans, lamenting the lack of car parking spaces, even though the site “has a good PTAL [Public Transport Accessibility Level] rating”, and saying the site lies next to “a very busy roundabout with lots of cars”.
“This kind of development will become a dormitory for young people coming in to our borough that can afford it. Not many of our young families will benefit from this scheme, and it’s those that need the homes” said another councillor.
Where does it go from here?
With appeals taking up a huge amount of time and cost, both Rockwell and JMH will be hoping for a possible ‘call-in’ from the mayor of London.
Khan has been reluctant to take over the decision making process, calling in schemes on only rare occasions. Greenwich being a Labour-run council may also impact his decision on whether to step in.
However, one the main areas where he will judged during his tenure as mayor is on how many homes he delivers and the proportion of those that are affordable – and the two schemes that have been rejected provide the requisite level of affordable housing.
Khan now faces the choice of intervening to help developers build homes and risk upsetting the local Greenwich community, or backing the new committee’s stance, setting a precedent that could see him fall short of his housing delivery targets.
To send feedback e-mail paul.wellman@egi.co.uk or tweet @paulwellman eg or @estatesgazette
