®Planning appeal decision
Old Southern Railway Stables St. James's Road, London, SE1 5US
Planning appeal 3353206 at Old Southern Railway Stables St. James's Road, London, SE1 5US (London Borough of Southwark) was dismissed on 22 July 2025 by Inspector Cryan M, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of i) the Old Forge, with reference to its significance as an NDHA, and ii) the wider area.
the renovation and redevelopment of the existing old forge to provide up to 32 residential units (Class C3 use) and 499sqm of commercial floor space at the ground and mezzanine levels (Class E uses)
- Authority
- London Borough of Southwark
- Appeal type
- major · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Other Major Developments
- Inspector
- Cryan M
- Postcode
- SE1 5US
Main issues, as the Inspector framed them
- The effect of the proposed development on the character and appearance of i) the Old Forge, with reference to its significance as an NDHA, and ii) the wider area
What decided it
The form, scale and bulk of the cantilevered residential block would cause substantial harm to the character and appearance of the Old Forge and wider area that significantly and demonstrably outweighs the benefits of housing delivery on a sustainable brownfield site.
The significant benefits of delivering 32 dwellings on a sustainable brownfield site in an area of housing shortfall were outweighed by the substantial and long-lasting harm to the character and appearance of the area and the heritage significance of the Old Forge as a non-designated heritage asset.
What the Inspector cited
- Development plan policies
- Policy P21Policy P26Policy P13Policy P14Policy P18Policy HC1Policy D3Policy D4Policy AAP11Policy AAP1Policy AAP12Site allocation OKR12Site Allocation NSP65
- National Planning Policy Framework
- Paragraph 11Paragraph 125Paragraph 129Paragraph 135Paragraph 139
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.