®Planning appeal decision
74-84 Long Lane , London, SE1 4AU
Planning appeal 3255361 at 74-84 Long Lane , London, SE1 4AU (London Borough of Southwark) was dismissed on 7 December 2021 by Inspector Whelan P, by written representations. The main issue, as the Inspector framed it: Whether the site is a suitable location for a tall building.
the demolition of the existing building and the erection of a mixed-use 10-storey building together with basement and mezzanine to provide office space (Class B1); flexible retail space (Classes A1/A2/A3/A4/A5); new landscaping and public realm; reconfigured pedestrian and vehicular access; associated works to public highway; ancillary servicing; plant; cycle storage and associated works with ancillary facilities
- Authority
- London Borough of Southwark
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- employment-industrial · Other minor developments
- Inspector
- Whelan P
- Postcode
- SE1 4AU
Main issues, as the Inspector framed them
- Whether the site is a suitable location for a tall building
- The visual effects of the proposed development, with particular regard to the height, scale and mass of the building, and the quality of the public realm
- The environmental effects of the proposed development on the living conditions of the occupiers of 89 Long Lane, and the occupiers of dwellings in the Empire Square development, with particular regard to privacy, outlook and light
- The functional effects of the proposed development, in regard to the needs of visitors to the development who require disabled car-parking spaces
- Whether the provisions in the appellant's undertaking meet the tests for planning obligations, with particular regard to the undertakings in connection with affordable workspace, and business relocation and retention
What decided it
The design of the Pilgrimage Street elevation, which would appear as a single monolithic mass and overpower the finer scale of the side street, causing very significant harm to the spatial character of the area and conflicting with the Framework's requirement for high-quality, beautiful buildings.
The substantial benefits of the proposal including high-quality office space, improved public realm, economic benefits and around 500 jobs did not outweigh the very significant harm to the spatial character of the area from the design of the fourth elevation.
What the Inspector cited
- Development plan policies
- London Plan policy D9London Plan policy D3London Plan policy D8London Plan policy E3London Plan policy T6.5Southwark Plan 2007 saved policy 3.20Southwark Plan 2007 saved policy 3.2Southwark Plan 2007 saved policy 3.12Southwark Plan 2007 saved policy 3.13Southwark Plan 2007 saved policy 5.7Core Strategy 2011 policy 12New Southwark Local Plan policy P16New Southwark Local Plan policy P12New Southwark Local Plan policy P13New Southwark Local Plan policy P30New Southwark Local Plan policy P54New Southwark Local Plan policy P55
- National Planning Policy Framework
- Paragraph 57Paragraph 112
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.