RECOMMENDATION LDD MONITORING FORM REQUIRED

This document shows the case officer's recommended decision for the application referred to below.

This document is not a decision notice for this application.

Applicant Workspace Group PLC Reg. Number 12/AP/2737 Application Type Full Planning Permission Recommendation Grant subject to Legal Agrt, GLA and SoS Case

Number TP/310-A

Draft of Decision Notice

Planning Permission was GRANTED for the following development: Hybrid planning application comprising:

1. Application for full planning permission for the demolition of existing buildings and the erection of a new part 5, part 7 and part 9 storey building (max height 32.125m AOD) fronting Clements Road providing 119 residential units, plus associated highway works, vehicle access, car and cycle parking and landscaping, including all related ancillary facilities (storage, management facilities and plant). 2.Application for outline planning permission (with all matters reserved) for the demolition of existing buildings and the development of a mixed use scheme providing a number of buildings ranging from 14.08m (AOD) to 32.45m (AOD) in height (approximately 4 to 9 storeys) providing up to 73,000sqm of residential floorspace (up to 681units) and up to 8,240sqm of new commercial floorspace (Use Classes A1, A2, A3, B1, B8, D1 and D2), plus associated highway and public realm works, landscaping, car and cycle parking, and related infrastructure works. THE APPLICATION IS ACCOMPANIED BY AN ENVIRONMENTAL STATEMENT

At: TOWER BRIDGE BUSINESS COMPLEX, CLEMENTS ROAD, LONDON SE16 4DG In accordance with application received on 20/08/2012 and revisions/amendments received on 25/03/2013 and Applicant's Drawing Nos. Covering Letter, Environmental Statement, Enviromental Statement Volume 01, Environmental Statement Volume 02, Transport Assessment, Planning Statement, Statement of Community Involvement, Economic and Regeneration Statement, Site Waste Management Plan, Health Impact Assessment, Transport Assessment Appendices, Transport Assessment Appendices, Environmental Statement Addendum Volume 01, Design Code, Energy Strategy Addendum, Plot 1 Area Schedule, TTP Consulting Transport Note, Biscuit Factory verified views, Design and Access Statement Addendum Full Application Drawing Numbers:

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APPENDIX 5

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11020_OP_(00)_204_P03 Reasons for granting planning permission This planning application was considered with regard to various policies including, but not exclusively: Strategic policies of the Core Strategy 2011 Strategic Policy 1 – Sustainable development requires development to improve the places we live and work in and enable a better quality of life for Southwark's diverse population. Strategic Policy 2 – Sustainable transport states that we will encourage walking, cycling and the use of public transport rather than travel by car. Strategic Policy 3 Shopping, Leisure and Entertainment which defines a hierarchy of town and local centres which reflect their sizes and roles. Strategic Policy 5 – Providing new homes requires development to meet the housing needs of people who want to live in Southwark and London by providing high quality new homes in attractive environments, particularly in our growth areas. Strategic Policy 6 – Homes for people on different incomes seeks to ensure that developments provide homes including social rented, intermediate and private for people on a wide range of incomes. Developments should provide as much affordable housing as is reasonably possible whilst also meeting the needs of other types of development and encouraging mixed communities. Strategic Policy 7 – Family homes states that development will provide more family housing with 3 or more bedrooms for people of all incomes to help make Southwark a borough which is affordable for families. New homes will have enough space for the needs of occupants. Strategic Policy 10 – Jobs and businesses encourages the increase in the number of jobs in Southwark and create an environment in which businesses can thrive. Strategic Policy 12 – Design and conservation requires development to achieve the highest possible standards of design for buildings and public spaces to help create attractive and distinctive places which are safe, easy to get around and a pleasure to be in. Strategic Policy 13 – High environmental standards requires development to respect the limit's of the planet's natural resources, reduce pollution and damage to the environment, and help us adapt to climate change.

Strategic Policy 14 - Implementation and delivery advises that planning obligations will be used to reduce or mitigate the impact of developments. Saved policies of the Southwark Plan 2007 Policy 2.5 "Planning obligations" seeks to ensure that any adverse effect arising from a development is taken into account and mitigated, and contributions towards infrastructure and the environment to support the development are secured, where relevant. Policy 3.1 "Environmental effects" seeks to ensure there will be no material adverse effect on the environment and quality of life resulting from new development. Policy 3.2 "Protection of amenity" protects against the loss of amenity, including disturbance from noise, to present and future occupiers in the surrounding area or on the application site. Policy 3.3 "Sustainability assessment" requires major applications to be supported by a sustainability assessment. Policy 3.4 "Energy efficiency" states that development should be designed to maximise energy efficiency and to minimise and reduce energy consumption and CO2 emissions. Policy 3.6 "Air quality" states that permission will not be granted for development that would lead to a reduction in air quality. Policy 3.7 "Waste reduction" states that all developments are required to ensure adequate provision of recycling, composting, and residual waste disposal, collection and storage facilities as well as demonstrate how the waste management hierarchy will be applied during construction and after the development is completed. Policy 3.11 "Efficient use of land" states that all developments should ensure that they maximise the efficient use of land. Policy 3.12 "Quality in design" requires new development to achieve a high quality of architectural and urban design. Policy 3.13 "Urban design" seeks to ensure that principles of good urban design are taken into account in all developments. Policy 3.14 "Designing out crime" states that developments, in both the private and public realm, should be designed to improve community safety and crime prevention. Policy 3.28 "Biodiversity" states that the LPA will take biodiversity into account in its determination of all planning applications and will encourage the inclusion in developments of features which enhance biodiversity. Policy 4.1 "Density of residential development" provides density ranges for different zones within the borough. Policy 4.2 "Quality of residential accommodation" advises that permission will be granted for residential development provided that they achieve good quality living conditions and high standards of accessibility, privacy and outlook, natural daylight and sunlight, ventilation, outdoor space, safety and security, and protection from pollution. Policy 4.3 "Mix of dwellings" states that all major residential development should provide a mix of dwelling sizes and types to cater for the range of housing needs of the area. Policy 4.4 "Affordable housing" seeks to secure affordable housing as part of private development. Policy 5.1 "Locating developments" states that the location of development must be appropriate to the size and trip-generating characteristics of the development. Policy 5.2 "Transport impacts" states that planning permission will be granted for development unless there is an adverse impact on transport networks, and/or adequate provision has not be made for servicing, circulation and access to and from the site, and/or consideration has not been given to impacts on the Transport for London road network. Policy 5.3 "Walking and cycling" advises that planning permission will be granted for development provided there is adequate provision for pedestrians and cyclists within the development and where practicable within the surrounding area. Policy 5.6 "Car parking" states that all developments requiring car parking should minimise the number of spaces provided. Policy 5.7 "Parking standards for disabled people and the mobility impaired seeks to ensure that developments provide adequate parking for disabled people and the mobility impaired.

Southwark Supplementary Planning Documents Residential Design Standards 2011 seeks high quality design for all residential properties Section 106 Planning Obligations SPD 2007 seeks to ensure that any adverse effect arising from a development is taken into account and mitigated, and contributions towards infrastructure and the environment to support the development are secured, where relevant. Adopted Affordable Housing SPD 2008 and Draft Affordable Housing SPD 2011 seeks development to provide the maximum amount of affordable housing

Policies of the London Plan 2011 Policy 3.3 "Increasing Housing Supply" sets out the housing targets for London and individual boroughs. Policy 3.5 "Quality And Design Of Housing Developments" states that the design of all new housing developments should enhance the quality of local places, taking into account physical context; local character; density; tenure and land use mix; and provision of public, communal and open spaces. Policy 3.6 "Children And Young People's Play And Informal Recreation Facilities" requires housing development to include provision for play and informal recreation based on the expected child population generated by the scheme and an assessment of future needs. Policy 3.8 "Housing Choice" states that Londoners should have a genuine choice of homes that they can afford and which meet their requirements for different sizes and types of dwellings in the highest quality environments. Policy 3.9 "Mixed And Balanced Communities" requires a more balanced mix of tenures in London, particularly in some neighbourhoods where social renting predominates and there are concentrations of deprivation. Policy 3.11 "Affordable Housing Targets" seeks to maximise affordable housing provision. Policy 5.1 "Climate Change Mitigation" sets out the Mayor's requirements for an overall reduction in London's carbon dioxide emissions of 60% by 2025. Policy 5.2 "Minimising Carbon Emissions" requires development proposals to make the fullest contribution to minimising carbon dioxide emissions in accordance with the Mayor's energy hierarchy. Policy 5.3 "Sustainable Design And Construction" states that development should demonstrate that sustainable design standards are integral to the proposal, including its construction and operation, and ensure that they are considered at the beginning of the design process. Policy 5.6 "Decentralised Energy In Development Proposals" states that development proposals should evaluate the feasibility of combined heat and power (CHP) systems, and where a new CHP system is appropriate also examine opportunities to extend the system beyond the site boundary to adjacent sites. Policy 5.7 "Renewable Energy" sets out that major development proposals should provide a reduction in expected carbon dioxide emissions through the use of on-site renewable energy generation. Policy 5.11 "Green roofs And Development Site Environs" states that major development proposals should be designed to include roof, wall and site planting, especially green roofs and walls where feasible. Policy 5.12 "Flood Risk Management" states that major development proposals must comply with flood risk assessment and management requirements. Policy 5.13 "Sustainable Drainage" states that development should utilise sustainable urban drainage systems (SUDS) and should aim to achieve greenfield run-off rates and ensure that surface water run-off is managed as close to its source as possible. Policy 6.9 "Cycling" supports the increase in cycling in London. Policy 6.10 "Walking” supports the increase in walking in London. Policy 6.13 "Parking" states that maximum standards to parking levels should be applied to planning applications. Policy 7.2 "An Inclusive Environment" requires all new development to achieve the highest standards of accessible and inclusive design. Policy 7.3 "Designing Out Crime" seeks to create safe, secure and appropriately accessible environments.

Policy 7.6 "Architecture" that architecture should make a positive contribution to a coherent public realm, streetscape and wider cityscape. It should incorporate the highest quality materials and design appropriate to its context. Policy 7.8 "Heritage Assets And Archaeology" states that development affecting heritage assets and their settings should conserve their significance by being sympathetic to their form, scale, materials and architectural detail. Policy 7.14 "Improving Air Quality" advises that development proposals should minimise increased exposure to existing poor air quality and make provision to address local problems of air quality. Policy 7.15 "Reducing Noise And Enhancing Soundscapes" advises that development proposals should seek to reduce noise. National Planning Policy Framework Section 1 Building a strong, competitive economy Section 4 Promoting sustainable transport Section 7 Requiring good design Section 8 Promoting healthy communities The provision of a mixed use development is welcomed and supported and would generate economic benefits for the local and wider area. It would retain and refurbish a significant amount of the employment generating floorspace, create additional new commercial floorspace and redevelop the remainder of the site to provide a large number of new dwellings which would significantly contribute to meeting the borough’s housing target. The mix of uses provided is diverse and should contribute to urban regeneration including helping to increase the viability of The Blue shopping centre. The amount of affordable housing proposed, at 26% (measured by habitable room) is considered to be a reasonable quantum, taking into account a review of the developments viability. The related S106 agreement contains a mechanism to secure additional affordable housing in the event that viability improves during the construction period. The development has the potential to deliver a high quality of design. The overall site layout is considered acceptable and would establish new streets which would integrate into the surrounding street pattern effectively. The heights proposed are generally acceptable, subject to a more detailed assessment at reserved matters stage. The new public space at the heart of the development would provide amenity for both the existing and future occupiers, and also be open for the public to use and enjoy. The route to The Blue is a further benefit, increasing the permeability in the area. The new housing is considered to be of a high quality and would on balance justify the density, which is above the range expected for the urban density zone. The level of parking is considered low but when considered with the other transport measures is considered acceptable, in line with policies to reduce reliance on private cars. The conclusions of the environmental impact assessment, including impacts on neighbouring occupiers such as daylight have been considered and no substantial harm has been identified which could not be mitigated by works secured by conditions or through the S106 agreement. The scheme is therefore considered to comply with the relevant Southwark Core Strategy and saved Southwark Plan and London Plan policies, and achieve key strategic objectives relating to regeneration and housing supply. Subject to the following condition:

101 Time period - full application The development hereby permitted shall be begun before the end of three years from the date of this permission. Reason: As required by Section 91 of the Town and Country Planning Act 1990 as amended.

102 Approved plans The development hereby permitted shall not be carried out otherwise than in accordance with the following approved plans:

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103 Design - details to be submitted Samples of all external facing materials to be used in the carrying out of the development hereby permitted shall be presented on site or at another location to be agreed with the Local Planning Authority before any work in connection is carried out above grade. The development shall not be carried out otherwise than in accordance with any such approval given. Reason: In order that the Local Planning Authority may be satisfied as to the design and details in accordance with Policies: 3.12 Quality in Design; 3.13 Urban Design; of The Southwark Plan 2007 and Strategic Policy 12 - Design and conservation of the Core Strategy 2011.

104 Sample materials Before any above grade work hereby authorised begins (excluding demolition), section detail-drawings at a scale of 1:5 (unless otherwise noted) through principal features on the facades, including;

• parapets, roof edges;

• balconies;

• heads, sills and jambs of all openings;

• brickwork features/texture;

• boundary walls. shall be submitted to and approved in writing by the Local Planning Authority; the development shall not be carried out otherwise than in accordance with any such approval given. Reason: In order to ensure that the quality of the design and details is in accordance with Strategic Policy 12 - Design and Conservation of The Core Strategy 2011 and Saved Policies: 3.12 Quality in Design and 3.13 Urban Design of The Southwark Plan 2007.

105 Landscaping – general Before any above grade work hereby authorised begins (excluding demolition), detailed drawings scale 1:50 of a hard and soft landscaping scheme (including surfacing materials, access, or pathways layouts, playspace, materials and edge details and material samples of hard landscaping), and including a management plan, shall be submitted to and approved in writing by the Local Planning Authority. The landscaping shall not be carried out otherwise than in accordance with any such approval given and shall be retained for the duration of the use. The planting, seeding and/or turfing shall be carried out in the first planting season following

completion of building works and any trees or shrubs that is found to be dead, dying, severely damaged or diseased within five years of the completion of the building works OR five years of the carrying out of the landscaping scheme (whichever is later), shall be replaced in the next planting season by specimens of similar size and species in the first suitable planting season. Planting shall comply to BS: 4428 Code of practice for general landscaping operations, BS: 3996 Nursery stock specification, BS: 5837 Trees in relation to construction and BS: 7370 Recommendations for establishing and managing grounds maintenance organisations and for design considerations related to maintenance. Reason To ensure the proposed development will preserve and enhance the visual amenities of the locality and is designed for the maximum benefit of screening, local biodiversity, adaptation to climate change, in addition to the attenuation of surface water runoff, in accordance with policies of The Core Strategy 2011: SP11 Open spaces and wildlife; SP12 Design and conservation; SP13 High environmental standards. and Saved Policies of The Southwark Plan 2007: Policy 3.13 Urban Design: Policy 3.2 Protection of amenity; Policy 3.28 Biodiversity.

106 Tree protection – foundation works No works shall commence until details showing how roots of all retained trees will be protected shall be submitted to and approved in writing by the Local Planning Authority. Details shall include, where appropriate and practicable, the use of below ground assessment of root locations (for example trial holes or trenches) to check for the position of roots. The development shall not be carried out otherwise than in accordance with any such approval given. All works shall adhere to National Joint Utility Group, Guidance 10 - Guidelines For The Planning, Installation And Maintenance Of Utility Apparatus In Proximity To Trees (Issue 2). Reason: To avoid damage to the existing trees which represent an important visual amenity in the area in accordance with Strategic Policy 11 – Open spaces and wildlife and Saved Policies 3.13 Urban design and 3.28 Biodiversity of the Southwark Plan 2007.

107 Noise Before any work above grade (excluding demolition) hereby authorised begins, a noise and acoustic mitigation report taking into account all noise generating uses surrounding the site and an appropriate mitigation strategy for the proposed uses hereby approved shall be submitted and approved in writing by the local planning authority. The approved scheme shall be implemented prior to first occupation of the development hereby permitted and shall be permanently maintained thereafter. Reason: To ensure that the occupiers and users of the proposed development do not suffer a loss of amenity by reason of noise nuisance and other excess noise in accordance with saved Policy 3.2 Protection of Amenity of the Southwark Plan (2007) and strategic policy 13 ‘High environmental standards’ of the Core Strategy (2011).

108 Noise - plant and machinery Any machinery, plant or equipment installed or operated in connection with the carrying out of this permission shall be so enclosed and/or attenuated that noise there from does not, at any time, increase the ambient equivalent noise level when the plant, etc. is in use as measured at any adjoining or nearby premises in separate occupation; or (in the case of any adjoining or nearby residential premises) as measured outside those premises; or (in the case of residential premises in the same building) as measured in the residential unit. Reason In order to protect neighbouring occupiers from noise nuisance thereby protecting the amenity of neighbouring occupiers in accordance with saved Policy 3.2 Protection of Amenity of The Southwark Plan 2007 and Core Strategy 13 - High Environmental Standards.

109 Noise - internal standard The dwellings hereby permitted shall be designed to ensure that the following internal noise levels are not exceeded due to environmental noise: Bedrooms- 30dB LAeq, T * and 45dB LAFmax Living rooms- 30dB LAeq, T † *- Night-time 8 hours between 23:00-07:00

†Daytime 16 hours between 07:00-23:00. Reason: To ensure that the occupiers and users of the development do not suffer a loss of amenity by reason of excess noise from environmental and transportation sources in accordance with saved policies 3.2 ‘Protection of amenity’ and 4.2 ‘Quality of residential accommodation’ of the Southwark Plan (2007), Strategic Policy 13 ‘High environmental standards’ of the Core Strategy (2011).

110 Contaminated Land a) Prior to the commencement of any development, a site investigation and risk assessment shall be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The phase 1 site investigation (desk study, site categorisation; sampling strategy etc.) shall be submitted to the Local Planning Authority for approval before the commencement of any intrusive investigations. The subsequent Phase 2 site investigation and risk assessment shall be conducted in accordance with any approved scheme and submitted to the Local Planning Authority for approval prior to the commencement of any remediation that might be required. b) In the event that contamination is present, A detailed remediation strategy to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment shall be prepared and submitted to the Local Planning Authority for approval in writing. The scheme shall ensure that the site would not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. The approved remediation scheme (if one is required) shall be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority shall be given two weeks written notification of commencement of the remediation scheme works. c) Following the completion of the measures identified in the approved remediation strategy, a verification report providing evidence that all work required by the remediation strategy has been completed shall be submitted to and approved in writing by the Local Planning Authority. d) In the event that contamination is found at any time when carrying out the approved development that was not previously identified, it shall be reported in writing immediately to the Local Planning Authority, and a scheme of investigation and risk assessment, a remediation strategy and verification report (if required) shall be submitted to the Local Planning Authority for approval in writing, in accordance with a-c above. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with saved policy 3.2 ‘Protection of amenity’ of the Southwark Plan (2007), strategic policy 13’ High environmental standards’ of the Core Strategy (2011).

111 Construction Management Plan The development hereby approved shall not commence until details of a Construction Environmental Management Plan has been submitted to, and approved in writing by the Local Planning Authority. The Construction Environmental Management Plan shall oblige the applicant, or developer and its contractor to use all best endeavours to minimise disturbances including but not limited to noise, vibration, dust, smoke and plant emissions emanating from the site during demolition and construction. The plan shall include but not exclusively, the following information:

• A detailed specification of demolition and construction works at each phase of development including consideration of environmental impacts and the required remedial measures.

• The specification shall include details of the method of piling.

• Engineering measures, acoustic screening and the provision of sound insulation required mitigating or eliminating specific environmental impacts.

• Arrangements for publicity and promotion of the scheme during construction.

• A commitment to adopt and implement of the ICE Demolition Protocol and Considerate Contractor Scheme registration.

• Road safety measures, including measures for entering and leaving the site and a delivery and servicing plan (all construction access routes to be approved by TfL)

• Details of contractor parking and parking for vehicles associated with the works during construction

• Details of cycle awareness training undertaken by drivers of lorries All demolition and construction work shall be undertaken in strict accordance with the approved management scheme and code of practice, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the occupiers of neighbouring premises do not suffer a loss of amenity by reason of pollution and nuisance, in accordance with Policies 3.1 Environmental Effects and 3.2 Protection of Amenity of The Southwark Plan July 2007 and Strategic Policy 13 High Environmental Standards of the Core Strategy 2011.

112 Code for Sustainable Homes a) Prior to first occupation of the housing hereby permitted, a Code for Sustainable Homes pre-assessment (or other verification process agreed with the Local Planning Authority) shall be submitted to and approved in writing by the Local Planning Authority, confirming that it is anticipated that the agreed standard at Code Level 4 will be met. b) Within 3 months following first occupation of the housing hereby permitted, a Code for Sustainable Homes final certification (or other verification process agreed with the Local Planning Authority) shall be submitted to and approved in writing by the Local Planning Authority, confirming that the agreed standards at Code Level 4 have been met. Reason To ensure the proposal complies with saved Policies 3.3 Sustainability and 3.4 Energy Efficiency of the Southwark Plan 200 and strategic policy 13 'High Environmental Standards' in the Core Strategy 2011.

113 Green/brown roofs Before any above grade work (excluding demolition) hereby authorised begins, details (including a specification and maintenance plan) of the proposed green / brown roofs to be used in the carrying out of this permission shall be submitted to and approved in writing by the Local Planning Authority. The development shall not be carried out otherwise than in accordance with any such approval given, and the green/brown roof shall be retained thereafter. Reason To ensure the proposed development will preserve and enhance the visual amenities of the locality and is designed for the maximum benefit of screening, local biodiversity and adaptation to climate change, in accordance with NPPF Parts 7, 8, 11 & 12 and policies of The Core Strategy 2011: SP11 Open spaces and wildlife; SP12 Design and conservation; SP13 High environmental standards. and Saved Policies of The Southwark Plan 2007: Policy 3.13 Urban Design; Policy 3.2 Protection of amenity; Policy 3.28 Biodiversity

114 Service Management Plan

Prior to first occupation of the development hereby approved, a refuse and servicing management plan identifying an appropriate contact responsible for refuse collection at the site shall be submitted to and approved (in consultation with TfL) in writing by the Local Planning Authority. The development shall be carried out in accordance with the approval given.

Reason

To ensure compliance with saved policy 5.2 Transport Impacts of the Southwark Plan 2007 and Strategic Policy 2 'sustainable transport' in the Core Strategy.

115 Cycle parking Prior to the commencement of any works above grade, details of the cycle storage facilities shall be submitted to and approved in writing by the local planning authority and thereafter such facilities shall be provided and retained and the space used for no other purpose without prior written consent of the local planning authority. The details should include a minimum of 50% of the racks as 'Sheffield' racks. Reason In order to ensure that satisfactory safe and secure cycle parking facilities are provided and retained in order to encourage the use of cycling as an alternative means of transport to the development and to reduce reliance on the use of the private car in accordance with Strategic Policy 2 Sustainable transport of the Core Strategy and saved Policy 5.3 Walking and Cycling of The Southwark Plan July 2007.

116 Telecommunications Notwithstanding the provisions of Schedule 2, Parts 2, 24 and 25 of the Town & Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modifications):

a) No external telecommunications equipment or structures, nor any other roof plant, equipment or other structures, shall be placed on the roof of any of the buildings hereby permitted, other than that required to serve the development, details of which shall be submitted to and approved in writing by the local authority, and thereafter retained as approved;

b) No structures including, but not limited to, canopies, fences, loggias, trellises or external telecommunications equipment shall be placed in, on, over or under the balconies of any of the buildings hereby permitted,

c) No gates, fences, walls or other means of enclosure shall be erected, within the site, and d) No meter boxes, flues (including balanced flues), vents or pipes (other than rainwater pipes) or other

fixtures not shown on the approved drawings shall be fixed or installed on the buildings other than as shown on the plans hereby approved, or approved pursuant to a condition of this permission, without the written consent of the Local Planning Authority.

Reason: In order to ensure that details of the design are in accordance with Strategic Policy 12 Design and Conservation of the Core Strategy 2011 and saved Policy 3.12 Quality in Design and 3.13 Urban Design of The Southwark Plan 2007.

117 Thames Water No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement. Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure, in accordance with Strategic Policy 13 High Environmental Standards of the Core Strategy 2011. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the details of the piling method statement.

118 Thames Water Development shall not commence until a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed. Reason - The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community, in accordance with Strategic Policy 13 High Environmental Standards of the Core Strategy 2011.

119 Environment Agency Whilst the principles and installation of Sustainable Drainage Schemes (SuDS) are to be encouraged, no infiltration of surface water drainage into the ground is permitted other than with the express written consent of the local planning authority, which may be given or those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to Controlled Waters. The development shall be carried out in accordance with the approval details. Reason Infiltrating water has the potential to cause remobilisation of contaminants present in shallow soil or made ground which could ultimately cause pollution of ground water, in accordance with Strategic Policy 13 - High Environmental Standards of the Core Strategy 2011.

120 Environment Agency Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason The developer should be aware of the potential risks associated with the use of piling where contamination is an issue. Piling or other penetrative methods of foundation design on contaminated sites can potentially result in unacceptable risks to underlying groundwaters. We recommend that where soil contamination is present, a risk assessment is carried out in accordance with our 'Piling into contaminated sites' guidance. We will not

permit piling activities on parts of a site where an unacceptable risk is posed to Controlled Waters in accordance with Core Strategy 13 High Environmental Standards 2011.

121 Environment Agency If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved and reported to the satisfaction of the Local Planning Authority. Reason There is always the potential for unexpected contamination to be identified during groundworks. We should be consulted should any contamination be identified that could present an unacceptable risk to Controlled Waters accordance with Core Strategy 13 High Environmental Standards 2011.

122 Environment Agency The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) by Cundall Johnston & Partners LLP (dated 05 July 2012 with reference 1004339, Rev. R1) and the following mitigation measures detailed within the FRA:

• no sleeping accommodation should be allowed at the ground floor level of the proposed development (Section 8.1.1);

• safe refuge from the ground floor level to the upper levels should be available at any time (Section 9.1);

• appropriate flood resistant and resilient measures should be implemented within the ground floor level, where practical considerations allow, using the guidance contained within Approved Document C of the Building Regulations and the document ‘Improving the flood performance of new buildings: flood resilient construction’ which was published by the Department for Communities and Local Government (CLG) in 2007 (Section 10.0);

• construction of the development permitted by this planning permission shall not commence until a surface water drainage scheme for the site based on the principles set out in the FRA (Section 8.2) is finalised at the detailed design stage and is submitted to, and approved by, the Local Planning Authority; the strategy should aim to apply a reduction of at least 50% of the existing surface water discharge, which is the minimum requirement of the London Plan, as well as to achieve discharge rates as close as possible to the Greenfield run-off rate; the surface water drainage strategy should seek to implement a Sustainable Drainage System (SuDS) hierarchy which achieves reductions in surface water run-off rates to Greenfield rates, in line with the London Plan (Policy 5.13), as referred to in the FRA (Section 13.0).

Reason To reduce the impact of flooding on the future occupants, to the proposed building and ensure that the new development does not increase the risk of surface water flooding in accordance with Core Strategy 13 High Environmental Standards.

123 Environment Agency Prior to occupation of the development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include a plan (a ‘long-term monitoring and maintenance plan’) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, if appropriate, and for the reporting of this to the Local Planning Authority. Any long-term monitoring and maintenance plan shall be implemented as approved. Reason Should remediation be deemed necessary, the applicant should demonstrate that any remedial measures have been undertaken as agreed and the environmental risks have been satisfactorily managed so that the site is deemed suitable for use in accordance with Core Strategy 13 High Environmental Standards 2011.

124 Environment Agency Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to, and approved in writing by, the Local Planning Authority:

1) a preliminary risk assessment which has identified:

• all previous and current uses;

• potential contaminants associated with those uses;

• a conceptual model of the site indicating sources, pathways and receptors;

• potentially unacceptable risks arising from contamination at the site. 2) a site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all

receptors which may be affected, including those off site. 3) the results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an

options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4) a verification plan providing details of the data which will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express consent of the Local Planning Authority. The scheme shall be implemented as approved. Reason For the protection of Controlled Waters. The site is located over a Secondary Aquifer and it is understood that the site may be affected by historic contamination in accordance with Core Strategy 13 High Environmental Standards.

125 Bird and bat boxes Details of bird and bat nesting boxes / bricks shall be submitted to and approved in writing by the Local Planning Authority prior to any superstructure works commencing on site. No less than 10 nesting boxes and 10 bat bricks shall be provided and the details shall include the exact location, specification and design of the habitats. The boxes / bricks shall be installed with the development prior to the first occupation of the building to which they form part or the first use of the space in which they are contained. The nesting boxes / bricks shall be installed strictly in accordance with the details so approved, shall be maintained as such thereafter. Reason: To ensure the development provides the maximum possible provision towards creation of habitats and valuable areas for biodiversity in accordance with policies: 3D.14; and 4A.3; of the London Plan 2008, Policy 3.28 of the Southwark Plan and Strategic Policy 11 of the Southwark Core Strategy.

126 Archaeological Building Recording Before any work, including demolition, hereby authorised begins, the applicant shall submit a written scheme of investigation for a programme of archaeological building recording, which shall be approved and implemented in writing by the Local Planning Authority and implemented and shall not be carried out other than in accordance with any such approval given. Reason: In order that the archaeological operations are undertaken to a suitable standard as to the details of the programme of works for the archaeological building recording in accordance with Chapter 12, paragraph 141 of the National Planning Policy Framework, policy 12 of the Core Strategy 2011 and saved policy 3.19 of the Southwark Plan 2007.

127 BREEAM a) All commercial units shall be designed and constructed to achieve a minimum BREEAM rating of 'Excellent' or in the case of Class D1 community uses a minimum rating of 'Very good' or an equivalent standard as may be approved in writing by the Local Planning Authority. The development shall not be carried out otherwise than in accordance with any such approval given. b) Before the first occupation of the commercial units a certified Post Construction Review (or other verification process agreed with the local planning authority) shall be submitted to and approved in writing by the Local Planning Authority for that Development Plot, confirming that the agreed standards at (a) have been met. Reason To ensure the proposal complies with Strategic Policy 13 - High Environmental Standards of The Core Strategy 2011 and Saved Policies 3.3 Sustainability and 3.4 Energy Efficiency of the Southwark Plan 2007.

128 Communal access All residents within the development shall have equal access to the proposed communal amenity areas associated with their block. Reason To ensure all tenures have equal access to the communal amenity space in accordance with Saved Policies 3.2 Amenity and 4.2 Quality of Residential Accommodation of the Southwark Plan 2007 and Strategic Policy 12 Design and Conservation of the Core Strategy 2011.

129 Landscaping Detailed drawings of the podium car park demonstrating how tree pits would be created of sufficient dimensions to ensure healthy long term growth of trees of significant size shall be submitted to and approved by the Council before the development hereby permitted is begun and the tree pits approved shall thereafter be retained. Reason: In order to ensure the long term growth of trees of a significant size in accordance with Saved Policies 3.2 Protection of amenity, 3.13 Urban Design, and 3.12 Quality in design of the Southwark Plan 2007 and Strategic Policy 12 Design and Conservation of the Core Strategy 2011.

130 Replacement planting Any tree or shrub required to be retained or to be planted as part of a landscaping scheme approved, either as part of this decision or arising from a condition imposed as part of this decision, that is found to be dead, dying, severely damaged or seriously diseased within two years of the completion of the building works OR two years of the carrying out of the landscaping scheme (whichever is later), shall be replaced by specimens of similar or appropriate size and species in the first suitable planting season. Reason To ensure the approved landscaping scheme is maintained for an adequate period of time following construction in accordance with Saved Policy 3.12 Quality in Design of the Southwark Plan [2007] and Strategic Policy 12 Design and Conservation of the Core Strategy 2011.

131 Hours of use The A Class and D Class uses hereby permitted shall not be carried on outside of the hours of 08.00 hours to 23.30 hours on Monday to Saturday or 09.00 hours to 23.00 on Sundays. Reason: In order to protect the amenity of the occupiers and users of the adjoining properties from undue noise and disturbance, in accordance with Saved Policy 3.2 'Protection of Amenity' of the Southwark Plan 2007 and Strategic Policy 13 High Environmental Standards of the Core Strategy 2011.

201 Outline application - Time period Application for the approval of the access, appearance, landscaping, layout and scale (hereinafter called "the Reserved Matters") in this approval, shall be submitted to the Local Planning Authority not later than the expiration of three years beginning with the date of this permission and the development to which this permission relates must be begun not later than the expiration of two years from the final approval of the reserved matters or, in the case of approval on different dates, the final approval of the last such matter to be approved. Reason: As required by Section 92 of the Town and Country Planning Act 1990 as amended.

202 Approved plans The development hereby permitted shall not be carried out otherwise than in accordance with the following approved plans:

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11020_OP_(00)_204_P03 Reason: For the avoidance of doubt and in the interests of proper planning.

203 Development Plots a) The Development Plots hereby permitted are: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square [Phase 1 is Plot 1 for which full planning permission has been granted] b) The Reserved Matters for these respective Development Plots shall be in accordance with all plot related parameters and principles hereby approved, including those set out in the Parameter Plans and Design Code. Reason For the avoidance of doubt and to identify the Development Plots to which Reserved Matters Applications need to be submitted and approved and to ensure that the Reserved Matters Applications are in accordance with the relevant approved parameters and principles.

204 Detailed Phasing Plan - details to be submitted Before the submission of the first Reserved Matters Application, a Detailed Phasing Plan shall be submitted to and approved in writing by the Local Planning Authority. The Detailed Phasing Plan shall include justification for the proposed Construction Phases, the order and timing of the proposed Construction Phases, all Development Plots, and details of all public realm, infrastructure works, pedestrian and cycle routes, and highway works. The construction phasing shall not be carried out otherwise than in accordance with the approved Detailed Phasing Plan. Reason To allow for the progressive phasing of the development hereby permitted and in the interests of proper planning.

205 Tree Planting - details to be submitted The development hereby permitted shall not commence until details of a site wide tree strategy have been submitted to and approved in writing by the Local Planning Authority. The Strategy will include details of how the development will be designed and constructed to ensure the delivery of at least 180 trees. The development shall not be carried out otherwise than in accordance with the approved site wide tree strategy. Reason To ensure the proposed development will preserve and enhance the visual amenities of the locality and will be designed for maximum benefit of screening, local biodiversity and adaptation to climate change in accordance with Strategic Policy 11 Open spaces and wildlife, Strategic Policy 12 Design and conservation, and Strategic Policy 13 High environmental standards; and Saved Policy 3.28 Biodiversity and Policy 3.2 Protection of amenity of the Southwark Plan 2007.

206 Tree protection – foundation works No works shall commence until details showing how roots of all retained trees will be protected shall be submitted to and approved in writing by the Local Planning Authority. Details shall include, where appropriate and practicable, the use of below ground assessment of root locations (for example trial holes or trenches) to check for the position of roots. The development shall not be carried out otherwise than in accordance with any such approval given. All works shall adhere to National Joint Utility Group, Guidance 10 - Guidelines For The Planning, Installation And Maintenance Of Utility Apparatus In Proximity To Trees (Issue 2). Reason: To avoid damage to the existing trees which represent an important visual amenity in the area in accordance with Strategic Policy 11 – Open spaces and wildlife and Saved Policies 3.13 Urban design and 3.28 Biodiversity of the Southwark Plan 2007.

207 Floorspace Unless otherwise agreed with the planning authority, the erection of new non-residential floorspace shall be subject to the following upper limits: Total Commercial (A1-A3, B1, B8, D1 & D2) Floorspace – 8,240 sq m Maximum quantum of non B1 & B8 uses (total of A1-A3, D1 and D2 uses) – 1500 sq m Maximum quantum of A1-A3 Floorspace – 750 sq m Maximum size of any single A1-A3 unit – 500 sq m The development shall include no more than 2 A1-A3 units greater than 300 sq m Reason: In order to ensure that non B use classes do not result in any harm to the established town centres in the local area in accordance with Saved Southwark Plan policy 1.8 Location of developments for retail and other town centre uses and Core Strategy Policy 3 - Shopping, leisure and entertainment.

208 Reserved matters Each Reserved Matters Application shall be accompanied, as appropriate, by the following documents and/or information: A statement showing how the proposed Plot development complies with the approved site wide development controls (i.e. Parameter Plans / Design Code)in terms of: - number and mix of residential units - quantum and location of affordable housing and the affordable housing mix - land use floorspace figures and distribution - open space provision - car parking and motor cycle provision - cycle parking provision - transport / highway works provision Reason In order that the Reserved Matters Applications can be properly considered and assessed against the approved Parameter Plans and Design Code and in the interests of proper planning.

209 Construction Management Plan The development hereby approved shall not commence until details of a Construction Environmental Management Plan has been submitted to, and approved in writing by the Local Planning Authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square The Construction Environmental Management Plan shall oblige the applicant, or developer and its contractor to use all best endeavours to minimise disturbances including but not limited to noise, vibration, dust, smoke and plant emissions emanating from the site during demolition and construction. The plan shall include but not exclusively, the following information:

• A detailed specification of demolition and construction works at each phase of development including consideration of environmental impacts and the required remedial measures.

• The specification shall include details of the method of piling.

• Engineering measures, acoustic screening and the provision of sound insulation required mitigating or eliminating specific environmental impacts.

• Arrangements for publicity and promotion of the scheme during construction.

• A commitment to adopt and implement of the ICE Demolition Protocol and Considerate Contractor Scheme registration.

• Road safety measures, including measures for entering and leaving the site and a delivery and servicing plan (all construction access routes to be approved by TfL)

• Details of contractor parking and parking for vehicles associated with the works during construction

• Details of cycle awareness training undertaken by drivers of lorries All demolition and construction work shall be undertaken in strict accordance with the approved management scheme and code of practice, unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the occupiers of neighbouring premises do not suffer a loss of amenity by reason of pollution and nuisance, in accordance with Policies 3.1 Environmental Effects and 3.2 Protection of Amenity of The Southwark Plan July 2007 and Strategic Policy 13 High Environmental Standards of the Core Strategy 2011.

210 Hours of use The A Class and D Class uses hereby permitted shall not be carried on outside of the hours of 08.00 hours to 23.30 hours on Monday to Saturday or 09.00 hours to 23.00 on Sundays. Reason: In order to protect the amenity of the occupiers and users of the adjoining properties from undue noise and disturbance, in accordance with Saved Policy 3.2 'Protection of Amenity' of the Southwark Plan 2007 and Strategic Policy 13 High Environmental Standards of the Core Strategy 2011.

211 Replacement planting Any tree or shrub required to be retained or to be planted as part of a landscaping scheme approved, either as part of this decision or arising from a condition imposed as part of this decision, that is found to be dead, dying, severely damaged or seriously diseased within two years of the completion of the building works OR two years of the carrying out of the landscaping scheme (whichever is later), shall be replaced by specimens of similar or appropriate size and species in the first suitable planting season. Reason To ensure the approved landscaping scheme is maintained for an adequate period of time following construction in accordance with Saved Policy 3.12 Quality in Design of the Southwark Plan [2007] and Strategic Policy 12 Design and Conservation of the Core Strategy 2011.

212 Landscaping Detailed drawings of the podium car park demonstrating how tree pits would be created of sufficient dimensions to ensure healthy long term growth of trees of significant size shall be submitted to and approved by the Council before the development hereby permitted is begun and the tree pits approved shall thereafter be retained. Once approved, the strategy shall be implemented throughout all phases of the development. Reason: In order to ensure the long term growth of trees of a significant size in accordance with Saved Policies 3.2 Protection of amenity, 3.13 Urban Design, and 3.12 Quality in design of the Southwark Plan 2007 and Strategic Policy 12 Design and Conservation of the Core Strategy 2011.

213 Communal access All residents within the development shall have equal access to the proposed communal amenity areas associated with their block. Reason To ensure all tenures have equal access to the communal amenity space in accordance with Saved Policies 3.2 Amenity and 4.2 Quality of Residential Accommodation of the Southwark Plan 2007 and Strategic Policy 12 Design and Conservation of the Core Strategy 2011.

214 Environment Agency

Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to, and approved in writing by, the Local Planning Authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square 1) a preliminary risk assessment which has identified:

• all previous and current uses;

• potential contaminants associated with those uses;

• a conceptual model of the site indicating sources, pathways and receptors;

• potentially unacceptable risks arising from contamination at the site.

2) a site investigation scheme, based on (1) to provide information for a detailed assessment of the risk to all receptors which may be affected, including those off site.

3) the results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

4) a verification plan providing details of the data which will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express consent of the Local Planning Authority. The scheme shall be implemented as approved. Reason For the protection of Controlled Waters. The site is located over a Secondary Aquifer and it is understood that the site may be affected by historic contamination in accordance with Core Strategy 13 High Environmental Standards.

215 Environment Agency Prior to occupation of the development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include a plan (a ‘long-term monitoring and maintenance plan’) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, if appropriate, and for the reporting of this to the Local Planning Authority. Any long-term monitoring and maintenance plan shall be implemented as approved. Reason Should remediation be deemed necessary, the applicant should demonstrate that any remedial measures have been undertaken as agreed and the environmental risks have been satisfactorily managed so that the site is deemed suitable for use in accordance with Core Strategy 13 High Environmental Standards 2011.

216 Environment Agency The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) by Cundall Johnston & Partners LLP (dated 05 July 2012 with reference 1004339, Rev. R1) and the following mitigation measures detailed within the FRA:

• no sleeping accommodation should be allowed at the ground floor level of the proposed development (Section 8.1.1);

• safe refuge from the ground floor level to the upper levels should be available at any time (Section 9.1);

• appropriate flood resistant and resilient measures should be implemented within the ground floor level, where practical considerations allow, using the guidance contained within Approved Document C of the Building Regulations and the document ‘Improving the flood performance of new buildings: flood resilient construction’ which was published by the Department for Communities and Local Government (CLG) in 2007 (Section 10.0);

• construction of the development permitted by this planning permission shall not commence until a surface water drainage scheme for the site based on the principles set out in the FRA (Section 8.2) is finalised at the detailed design stage and is submitted to, and approved by, the Local Planning Authority; the strategy should aim to apply a reduction of at least 50% of the existing surface water discharge, which is the minimum requirement of the London Plan, as well as to achieve discharge rates as close as possible to the Greenfield run-off rate; the surface water drainage strategy should seek to implement a Sustainable Drainage System (SuDS) hierarchy which achieves reductions in surface water run-off rates to Greenfield rates, in line with the London Plan (Policy 5.13), as referred to in the FRA (Section 13.0).

Reason To reduce the impact of flooding on the future occupants, to the proposed building and ensure that the new development does not increase the risk of surface water flooding in accordance with Core Strategy 13 High Environmental Standards.

217 Environment Agency If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved and reported to the satisfaction of the Local Planning Authority. Reason There is always the potential for unexpected contamination to be identified during groundworks. We should be consulted should any contamination be identified that could present an unacceptable risk to Controlled Waters accordance with Core Strategy 13 High Environmental Standards 2011.

218 Environment Agency Piling or any other foundation designs using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason The developer should be aware of the potential risks associated with the use of piling where contamination is an issue. Piling or other penetrative methods of foundation design on contaminated sites can potentially result in unacceptable risks to underlying groundwaters. We recommend that where soil contamination is present, a risk assessment is carried out in accordance with our 'Piling into contaminated sites' guidance. We will not permit piling activities on parts of a site where an unacceptable risk is posed to Controlled Waters in accordance with Core Strategy 13 High Environmental Standards 2011.

219 Environment Agency Whilst the principles and installation of Sustainable Drainage Schemes (SuDS) are to be encouraged, no infiltration of surface water drainage into the ground is permitted other than with the express written consent of the local planning authority, which may be given or those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to Controlled Waters. The development shall be carried out in accordance with the approval details. Reason Infiltrating water has the potential to cause remobilisation of contaminants present in shallow soil or made ground which could ultimately cause pollution of ground water, in accordance with Strategic Policy 13 - High Environmental Standards of the Core Strategy 2011.

220 Thames Water No impact piling shall take place until a piling method statement (detailing the type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water for each of the following phases:

i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square Any piling must be undertaken in accordance with the terms of the approved piling method statement. Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure, in accordance with Strategic Policy 13 High Environmental Standards of the Core Strategy 2011. The applicant is advised to contact Thames Water Developer Services on 0845 850 2777 to discuss the details of the piling method statement.

221 Telecommunications Notwithstanding the provisions of Schedule 2, Parts 2, 24 and 25 of the Town & Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with or without modifications): a) No external telecommunications equipment or structures, nor any other roof plant, equipment or other

structures, shall be placed on the roof of any of the buildings hereby permitted, other than that required to serve the development, details of which shall be submitted to and approved in writing by the local authority, and thereafter retained as approved;

b) No structures including, but not limited to, canopies, fences, loggias, trellises or external telecommunications equipment shall be placed in, on, over or under the balconies of any of the buildings hereby permitted,

c) No gates, fences, walls or other means of enclosure shall be erected, within the site, and d) No meter boxes, flues (including balanced flues), vents or pipes (other than rainwater pipes) or other

fixtures not shown on the approved drawings shall be fixed or installed on the buildings other than as shown on the plans hereby approved, or approved pursuant to a condition of this permission, without the written consent of the Local Planning Authority.

Reason: In order to ensure that details of the design are in accordance with Strategic Policy 12 Design and Conservation of the Core Strategy 2011 and saved Policy 3.12 Quality in Design and 3.13 Urban Design of The Southwark Plan 2007.

222 Thames Water Development shall not commence until a drainage strategy detailing any on and/or off site drainage works, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed. Reason - The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community, in accordance with Strategic Policy 13 High Environmental Standards of the Core Strategy 2011.

223 Cycle parking Prior to the commencement of any works above grade, details of the cycle storage facilities shall be submitted to and approved in writing by the local planning authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square and thereafter such facilities shall be provided and retained and the space used for no other purpose without prior written consent of the local planning authority. The details should include a minimum of 50% of the racks

as 'Sheffield' racks. Reason In order to ensure that satisfactory safe and secure cycle parking facilities are provided and retained in order to encourage the use of cycling as an alternative means of transport to the development and to reduce reliance on the use of the private car in accordance with Strategic Policy 2 Sustainable transport of the Core Strategy and saved Policy 5.3 Walking and Cycling of The Southwark Plan July 2007.

224 BREEAM a) All commercial units over shall be designed and constructed to achieve a minimum BREEAM rating of 'Excellent' or in the case of Class D1 community uses a minimum rating of 'Very good' or an equivalent standard as may be approved in writing by the Local Planning Authority. The development shall not be carried out otherwise than in accordance with any such approval given. b) Before the first occupation of the commercial units in a Development Plot where (a) is applicable, a certified Post Construction Review (or other verification process agreed with the local planning authority) shall be submitted to and approved in writing by the Local Planning Authority for that Development Plot, confirming that the agreed standards at (a) have been met. Reason To ensure the proposal complies with Strategic Policy 13 - High Environmental Standards of The Core Strategy 2011 and Saved Policies 3.3 Sustainability and 3.4 Energy Efficiency of the Southwark Plan 2007.

225 Cycle docking Details of the location for a cycle hire docking station (details of the size and number of spaces shall be determined in negotiation with Transport for London) shall be submitted to and approved in writing by the local authority prior to the commencement of any works above grade, and thereafter retained for that purpose unless otherwise agreed in writing by the Local Planning Authority. Reason: To encourage the use of cycling as an alternative means of transport and to reduce reliance on the use of the private car in accordance with Policy ?? of the London Plan; Strategic Policy 2 Sustainable Transport of the Core Strategy 2011and saved Policy 3C.22 Improving conditions for cycling of The Southwark Plan 2007.

226 Archaeological Building Recording Before any work, including demolition, hereby authorised begins, the applicant shall submit a written scheme of investigation for a programme of archaeological building recording, which shall be approved and implemented in writing by the Local Planning Authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square and the development shall not be carried out other than in accordance with any such approval given. Reason: In order that the archaeological operations are undertaken to a suitable standard as to the details of the programme of works for the archaeological building recording in accordance with Chapter 12, paragraph 141 of the National Planning Policy Framework, policy 12 of the Core Strategy 2011 and saved policy 3.19 of the Southwark Plan 2007.

227 Noise - plant and machinery Any machinery, plant or equipment installed or operated in connection with the carrying out of this permission shall be so enclosed and/or attenuated that noise there from does not, at any time, increase the ambient equivalent noise level when the plant, etc. is in use as measured at any adjoining or nearby premises in separate occupation; or (in the case of any adjoining or nearby residential premises) as measured outside those premises; or (in the case of residential premises in the same building) as measured in the residential unit. Reason In order to protect neighbouring occupiers from noise nuisance thereby protecting the amenity of neighbouring occupiers in accordance with saved Policy 3.2 Protection of Amenity of The Southwark Plan 2007 and Core

Strategy 13 - High Environmental Standards.

228 Noise Before any work above grade (excluding demolition) hereby authorised begins, a noise and acoustic mitigation report taking into account all noise generating uses surrounding the site and an appropriate mitigation strategy for the proposed uses hereby approved shall be submitted and approved in writing by the local planning authority. The approved scheme shall be implemented prior to first occupation of the development hereby permitted and shall be permanently maintained thereafter. Reason: To ensure that the occupiers and users of the proposed development do not suffer a loss of amenity by reason of noise nuisance and other excess noise in accordance with saved Policy 3.2 Protection of Amenity of the Southwark Plan (2007) and strategic policy 13 ‘High environmental standards’ of the Core Strategy (2011).

229 Noise - internal standard The dwellings hereby permitted shall be designed to ensure that the following internal noise levels are not exceeded due to environmental noise: Bedrooms- 30dB LAeq, T * and 45dB LAFmax Living rooms- 30dB LAeq, T † *- Night-time 8 hours between 23:00-07:00 †Daytime 16 hours between 07:00-23:00. Reason: To ensure that the occupiers and users of the development do not suffer a loss of amenity by reason of excess noise from environmental and transportation sources in accordance with saved policies 3.2 ‘Protection of amenity’ and 4.2 ‘Quality of residential accommodation’ of the Southwark Plan (2007), Strategic Policy 13 ‘High environmental standards’ of the Core Strategy (2011).

230 Bird and bat boxes Details of bird and bat nesting boxes / bricks shall be submitted to and approved in writing by the Local Planning Authority prior to any superstructure works commencing for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square No less than 10 nesting boxes and 10 bat bricks shall be provided and the details shall include the exact location, specification and design of the habitats for each phase. The boxes / bricks shall be installed with the development prior to the first occupation of the building to which they form part or the first use of the space in which they are contained. The nesting boxes / bricks shall be installed strictly in accordance with the details so approved, shall be maintained as such thereafter. Reason: To ensure the development provides the maximum possible provision towards creation of habitats and valuable areas for biodiversity in accordance with policies: 3D.14; and 4A.3; of the London Plan 2008, Policy 3.28 of the Southwark Plan and Strategic Policy 11 of the Southwark Core Strategy.

231 Service Management Plan

Prior to first occupation of the development hereby approved, a refuse and servicing management plan identifying an appropriate contact responsible for refuse collection at the site shall be submitted to and approved (in consultation with TfL) in writing by the Local Planning Authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square

v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square.

The development shall be carried out in accordance with the approval given.

Reason

To ensure compliance with saved policy 5.2 Transport Impacts of the Southwark Plan 2007 and Strategic Policy 2 'sustainable transport' in the Core Strategy.

232 Green/brown roofs Before any above grade work (excluding demolition) hereby authorised begins, details (including a specification and maintenance plan) of the proposed green / brown roofs to be used in the carrying out of this permission shall be submitted to and approved in writing by the Local Planning Authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square. The development shall not be carried out otherwise than in accordance with any such approval given, and the green/brown roof shall be retained thereafter. Reason To ensure the proposed development will preserve and enhance the visual amenities of the locality and is designed for the maximum benefit of screening, local biodiversity and adaptation to climate change, in accordance with NPPF Parts 7, 8, 11 & 12 and policies of The Core Strategy 2011: SP11 Open spaces and wildlife; SP12 Design and conservation; SP13 High environmental standards. and Saved Policies of The Southwark Plan 2007: Policy 3.13 Urban Design; Policy 3.2 Protection of amenity; Policy 3.28 Biodiversity

233 Code for Sustainable Homes a) Prior to first occupation of the housing hereby permitted, a Code for Sustainable Homes pre-assessment (or other verification process agreed with the Local Planning Authority) shall be submitted to and approved in writing by the Local Planning Authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square confirming that it is anticipated that the agreed standard at Code Level 4 will be met. b) Within 3 months following first occupation of the housing hereby permitted, a Code for Sustainable Homes final certification (or other verification process agreed with the Local Planning Authority) shall be submitted to and approved in writing by the Local Planning Authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square confirming that the agreed standards at Code Level 4 have been met. Reason To ensure the proposal complies with saved Policies 3.3 Sustainability and 3.4 Energy Efficiency of the Southwark Plan 200 and strategic policy 13 'High Environmental Standards' in the Core Strategy 2011.

234 Construction Management Plan The development hereby approved shall not commence until details of a Construction Environmental Management Plan has been submitted to, and approved in writing by the Local Planning Authority for each of the following phases: i) Phase 2 – plot 2 and associated access roads and footpaths

ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square The Construction Environmental Management Plan shall oblige the applicant, or developer and its contractor to use all best endeavours to minimise disturbances including but not limited to noise, vibration, dust, smoke and plant emissions emanating from the site during demolition and construction. The plan shall include but not exclusively, the following information:

• A detailed specification of demolition and construction works at each phase of development including consideration of environmental impacts and the required remedial measures.

• The specification shall include details of the method of piling.

• Engineering measures, acoustic screening and the provision of sound insulation required mitigating or eliminating specific environmental impacts.

• Arrangements for publicity and promotion of the scheme during construction.

• A commitment to adopt and implement of the ICE Demolition Protocol and Considerate Contractor Scheme registration.

• Road safety measures, including measures for entering and leaving the site and a delivery and servicing plan (all construction access routes to be approved by TfL)

• Details of contractor parking and parking for vehicles associated with the works during construction

• Details of cycle awareness training undertaken by drivers of lorries All demolition and construction work shall be undertaken in strict accordance with the approved management scheme and code of practice, unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the occupiers of neighbouring premises do not suffer a loss of amenity by reason of pollution and nuisance, in accordance with Policies 3.1 Environmental Effects and 3.2 Protection of Amenity of The Southwark Plan July 2007 and Strategic Policy 13 High Environmental Standards of the Core Strategy 2011.

235 Contaminated Land a) Prior to the commencement of any development for each of the following phases; i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square a site investigation and risk assessment shall be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The phase 1 site investigation (desk study, site categorisation; sampling strategy etc.) shall be submitted to the Local Planning Authority for approval before the commencement of any intrusive investigations. The subsequent Phase 2 site investigation and risk assessment shall be conducted in accordance with any approved scheme and submitted to the Local Planning Authority for approval prior to the commencement of any remediation that might be required. b) In the event that contamination is present in any phase, A detailed remediation strategy to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment shall be prepared and submitted to the Local Planning Authority for approval in writing. The scheme shall ensure that the site would not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation. The approved remediation scheme (if one is required) shall be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority shall be given two weeks written notification of commencement of the remediation scheme works. c) Following the completion of the measures identified in the approved remediation strategy, a verification report providing evidence that all work required by the remediation strategy has been completed shall be submitted to and approved in writing by the Local Planning Authority for each phase. d) In the event that contamination is found at any time, for any phase, when carrying out the approved development that was not previously identified, it shall be reported in writing immediately to the Local Planning

Authority, and a scheme of investigation and risk assessment, a remediation strategy and verification report (if required) shall be submitted to the Local Planning Authority for approval in writing, in accordance with a-c above. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with saved policy 3.2 ‘Protection of amenity’ of the Southwark Plan (2007), strategic policy 13’ High environmental standards’ of the Core Strategy (2011).

236 Design - details to be submitted Before any works above grade for each of the following phases; i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square samples of all external facing materials to be used in the carrying out of the development hereby permitted shall be presented on site or at another location to be agreed with the Local Planning Authority. The development shall not be carried out otherwise than in accordance with any such approval given. Reason: In order that the Local Planning Authority may be satisfied as to the design and details in accordance with Policies: 3.12 Quality in Design; 3.13 Urban Design; of The Southwark Plan 2007 and Strategic Policy 12 - Design and conservation of the Core Strategy 2011.

237 Design - section detail-drawings For each of the following phases; i) Phase 2 – plot 2 and associated access roads and footpaths ii) Phase 3 – plot 3 and associated access roads and footpaths iii) Phase 4 – plot 7 and associated access roads and footpaths iv) Phase 5 – plot 4 and plot 5 and associated access roads and footpaths and part of central square v) Phase 6 – plot 6 and associated roads and footpaths and rest of central square 1:5 / 1:10 section detail-drawings through:

• the facades;

• parapets;

• roof edges;

• heads, cills and jambs of all openings and balconies; and

• shopfronts and entrances. to be used in the carrying out of each phase shall be submitted to and approved by the Local Planning Authority before any above grade works are carried out for that plot. The development shall not be carried out otherwise than in accordance with any such approval given. Reason: In order that the Local Planning Authority may be satisfied as to the design and details in the interest of the special architectural or historic qualities of the listed building in accordance with Policies: 3.12 Quality in Design; 3.13 Urban Design; of The Southwark Plan 2007 and Strategic Policy 12 - Design and conservation of the Core Strategy 2011.

238 Reserved matters details Each Reserved Matters Application shall be accompanied, as appropriate, by the following documents and/or information: In relation to the matter of access a Reserved Matters application shall include: (i) details (including specifications) of the access to and within each phase or construction phase for vehicles, cycles and pedestrians In relation to the matter of layout a Reserved Matters application shall include: (ii) details of the siting of the proposed building or buildings, roads, highways parking, vehicle standing and servicing areas or landscaping associated with the phase to which the reserved matter relates

(iii) details of any necessary temporary layout associated with boundary treatment and condition between the phases (iv) details of the parking areas, servicing areas, and plant areas (v) details of the internal layout of buildings In relation to the matter of scale a Reserved Matters application shall include: (vi) a statement (including accompanying design material, townscape views and detailed plans at an appropriate scale) to demonstrate that the scale of the development accords with the relevant thresholds and parameters set out in the approved Parameter Plans and Design Code In relation to the matter of appearance a Reserved Matters application shall include: (vii) a statement together with detailed plans, drawings, sections, and elevations to explain full details of the proposed detailed design and materials to be used on all external elevations of the building(s) and how the appearance of the development accords with the relevant parameters set out in the approved parameter plans and Design Code In relation to the matter of landscaping a Reserved Matters application shall include: (viii) plans, drawings, sections, and specifications (including soil volumes, weight loading and maintenance plan in respect of raised courtyards) to explain full details of the hard and soft landscaping works, including finished floor levels, proposed drainage arrangements, children's play equipment, private and communal amenity areas, and planting (including green / brown roofs / living walls / vertical gardens and planters) (ix) a statement (including accompanying design material) to demonstrate that the landscaping works accord with the Design Code (x) tree planting details and specification of all other planting (xi) details of the programme for implementing and completing the planting. Reason In order that the Reserved Matters Applications can be properly considered and assessed against the approved Parameter Plans, Design Strategy Document and Development Specification and in the interests of proper planning.

Statement of positive and proactive action in dealing with the application The Council has published its development plan and core strategy on its website together with advice about how applications are considered and the information that needs to be submitted to ensure timely consideration of an application. Applicants are advised that planning law requires applications to be determined in accordance with the development plan unless material considerations indicate otherwise. The Council provides a pre-application advice service that is available to all applicants in order to assist applicants in formulating development proposals that are in accordance with the development plan and core strategy. The pre-application service was used for this application and the advice given was followed. During the course of the application, negotiations were held with the applicant to secure changes to the scheme to make it acceptable. Accordingly, these amendments (including Further Information submitted in respect of the Environmental Statement) was submitted enabling the application to be granted planning permission. The application was subject to a Planning Performance Agreement and was determined within the agreed timescale. Informatives

Thames Water Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of Ground Water. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.

London Fire and Emergency Planning Authority Development should comply with the requirements of Approved Document B of the Building Regulations. A full building consultation will take place with when the application is received.

Thames Water

Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

Condition discharge The details and/or samples required by the Condition(s) above must be accompanied by a letter stating: 1. the LBS Reference Number which appears at the top of this decision notice; 2. the full address of the application site; 3. which condition(s) you seek to discharge; and 4. a list of all drawing numbers/ sample name and manufacturer, together with the condition(s) they relate to. Please note that the approval of details are subject to the same eight week timeframe as a full planning permission.