Tideway Wharf Revised Planning - July 2011

Tideway Wharf Revised Planning ApplicationPublic ConsultationJuly 2011

TidewayWharfIndustrial Estate

About St James

Originally founded by a joint venture between the Berkeley Group and Thames Water, St James has now evolved into an independent and experienced residential and commercial developer, and with the full support of the Berkeley Group has the financial stability to deliver a wide range of projects, including Tideway Wharf.

St James and the Berkeley Group have delivered numerous developments throughout London and specifically in Wandsworth including Chelsea Bridge Wharf (Queenstown Road) and Kingsway Square (Battersea Park Road).

Awards and Accolades

Welcome to St James’s public consultation for the revised planning application for Tideway Wharf Industrial Estate. Following the grant of detailed planning permission in March this year, a number of changes have been made to the scheme for which a revised detailed planning application is to be submitted later in the summer.

The exhibition outlines:+ An update on the Opportunity Area and

latest planning applications, as well as a policy update

+ Site location and overview

+ A summary of the extant permission which was granted in March 2011

+ An overview of the changes that we have made to the extant consent

+ An update on our retained and enhanced commitments within the revised application


St George Wharf

Chelsea Bridge Wharf

Battersea Power Station

Vauxhall Bridge

Battersea Park

Kingsway Square, SW11

Chelsea Bridge Wharf, SW8

Welcome


Making London Great

Tideway Wharf is designated within the Vauxhall Nine Elms Battersea (VNEB) Opportunity Area (within the London Plan), an area encompassing 500 acres and the London Boroughs of Lambeth and Wandsworth – the largest regeneration quarter in London.

An Opportunity Area Planning Framework has been published, the key aspirations of which include:

+ Potential for 16,000 new homes and 20,000 – 25,000 new jobs, with capacity for 200,000sqm of commercial/employment floorspace (excluding Battersea Power Station)

+ High quality public realm including the provision for a new linear park connecting Vauxhall to Battersea Power Station

+ New schools, healthcare facilities, community centres, libraries and places of worship

+ Potential extension of the Northern Line between Kennington and Battersea Power Station plus other transport measures including improvements to bus services and Vauxhall interchange

Planning Policy Update

The GLA published the draft Opportunity Area Planning Framework (OAPF) for VNEB in November 2009. The Development Infrastructure Funding Study (DIFS) was commissioned by the GLA and LPAs to review the likely need for improvements in infrastructure and cost, this was published in October 2010 and a revised chapter 12 (Planning Obligations) of the OAPF was published in February 2011. The revised chapter 12 sought to include the tariff based system of financial contributions proposed by the DIFS into the OAPF. Whilst the OAPF is yet to be adopted as Supplementary Planning Guidance it is being used to inform planning decisions within the VNEB Opportunity Area.

The tariff was applied to the extant permission to establish the appropriate amount of affordable housing and financial contributions to be provided and the same assumptions will be made for the revised application.

OAPF Plan

The Opportunity Area

Tall buildings at Vauxhall

Tall buildings as visual markers on park

Tall buildings along green links

Since planning permission was granted for Tideway Wharf in March this year, a number of planning applications have been submitted in the VNEB Opportunity Area including:

+ Embassy Gardens (Ballymore) – A part outline, part detailed application for 2,000 new homes, retail uses, café/restaurant/bar uses, community and leisure uses, and a hotel, together with car parking and landscaping, including part of the ‘linear park’.

+ Nine Elms Parkside (Royal Mail Group) – A part outline, part detailed application for between 1,300 and 1,800 new homes, retail uses, café/restaurant/ bar uses, community and leisure uses, including provision for a primary school, and business floorspace, with associated car parking and landscaping, including part of the ‘linear park’.

+ Nine Elms Pier – St James has submitted a joint application with Nine Elms Pier Limited for the re-development of Nine Elms Pier (located immediately north of Tideway Wharf). The application seeks to demolish the existing pier structure and replace it with a new floating pontoon for 38 permanent moorings, which will open up views of the river and provide further regeneration of the Opportunity Area.

+ Battersea Power StationIn addition, there is a resolution to grant planning permission for the major mixed-use development at Battersea Power Station, which includes restoration of the listed Power Station building, provision of leisure, retail, and visitor facilities along with restaurants and bars, and a new residential development of 3,611 units.

St James is also part of the VNEB Strategy Board, along with the other landowners in the Opportunity Area and representatives of local and regional government. The remit of the Strategy Board is to help shape the area’s development, co-ordinate significant infrastructure and create synergies between individual developments.

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Crown Copyright. All rights reserved. Wandsworth Licence Number LA 100019270 2011Aerial Photography © Getmapping plc File - \\acitas05\MVM\All Maps\Forward Planning\SSAD\SAD_Vauxhall NineElms ersea (VNEB)Created by GIS Team, DTSDate: 18/01/2011

Nine Elms Development Sites

Key

Borough Boundary

Vauxhall, Nine Elms, sea Boundary

Safeguarded Wharf

Queenstown Road

St James’s Investments

Covent Garden Market Authority

Ballymore Group

Treasury Holdings / REO

Other

US Embassy US Department of State

Name Ownership

1 49 to 59 Batt ersea Park Road Kent County Council

2 88 Kirtling Street Treasury Holdings/REO

3 Batt ersea Gasholder Nati onal Grid Property

4 Batt ersea Power Stati on Treasury Holdings/REO

5 Batt ersea Studios Helical Bar

6 Booker Cash and Carry Kent County Council

7 Brooks Court Various

8 Cable and Wireless Ballymore Group

9 Christi es Aucti oneers Depot CI Property Limited/BNY Trust

10 Milk Depot, 55 Sleaford Street, SW8 5AB Dairy Crest Ltd

11 Cringle Dock Western Riverside Waste Transfer Stati on

12 Former Esso Garage Site Treasury Holdings/REO

13 Government Car and Dispatch Agency Railway Pension Nominees Ltd

14 Ingate Place Network Rail

15 Main Site Ballymore Ballymore Group

16 Marco Polo House Anastasia Ltd

17 Market Towers Green Properti es

18 Metro Greehham, RMC Aggregates Batt ersea Cemex

19 Metropolitan Police Warehouse Garage Metropolitan Police

20 Middle Wharf, RMC Aggregates Vauxhall Cemex

21 Coach depot, Silverthorne road Nati onal Express

22 New Covent Garden Market, Nine Elms lane Covent Garden Market Authority

23 New Covent Garden Market, Flower Market Covent Garden Market Authority

24 New Covent Garden Market, Main Market Covent Garden Market Authority

25 Patcham Terrace Network Rail

26 The Post Offi ce sorti ng depot Royal Mail

27 Securicor Ballymore Group

28 Silverthorne Road Network Rail

29 Sleaford Street Industrial Estate Sleaford Street Management Company

30 Heathwall Pumping Stati on, 54 - 56 Nine Elms Lane Thames Water

31 Operati onal land, Cringle Street Thames Water

32 Tidbury Court, Stewarts Road, SW8 4DW Wandsworth Council

33 Tideway Industrial Estate Kirtling Street St James’s Investments

34 Depot, Kirtling Street Treasury Holdings/REO

35 US Embassy United States Department of State

VNEB OA Ownership Plan


The Opportunity Area

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Crown Copyright. All rights reserved. Wandsworth Licence Number LA 100019270 2011Aerial Photography © Getmapping plc File - \\acitas05\MVM\All Maps\Forward Planning\SSAD\SAD_Vauxhall NineElms ersea (VNEB)Created by GIS Team, DTSDate: 18/01/2011

Nine Elms Development Sites

Key

Borough Boundary

Vauxhall, Nine Elms, sea Boundary

Safeguarded Wharf

Queenstown Road

St James’s Investments

Covent Garden Market Authority

Ballymore Group

Treasury Holdings / REO

Other

US Embassy US Department of State

Name Ownership

1 49 to 59 Batt ersea Park Road Kent County Council

2 88 Kirtling Street Treasury Holdings/REO

3 Batt ersea Gasholder Nati onal Grid Property

4 Batt ersea Power Stati on Treasury Holdings/REO

5 Batt ersea Studios Helical Bar

6 Booker Cash and Carry Kent County Council

7 Brooks Court Various

8 Cable and Wireless Ballymore Group

9 Christi es Aucti oneers Depot CI Property Limited/BNY Trust

10 Milk Depot, 55 Sleaford Street, SW8 5AB Dairy Crest Ltd

11 Cringle Dock Western Riverside Waste Transfer Stati on

12 Former Esso Garage Site Treasury Holdings/REO

13 Government Car and Dispatch Agency Railway Pension Nominees Ltd

14 Ingate Place Network Rail

15 Main Site Ballymore Ballymore Group

16 Marco Polo House Anastasia Ltd

17 Market Towers Green Properti es

18 Metro Greehham, RMC Aggregates Batt ersea Cemex

19 Metropolitan Police Warehouse Garage Metropolitan Police

20 Middle Wharf, RMC Aggregates Vauxhall Cemex

21 Coach depot, Silverthorne road Nati onal Express

22 New Covent Garden Market, Nine Elms lane Covent Garden Market Authority

23 New Covent Garden Market, Flower Market Covent Garden Market Authority

24 New Covent Garden Market, Main Market Covent Garden Market Authority

25 Patcham Terrace Network Rail

26 The Post Offi ce sorti ng depot Royal Mail

27 Securicor Ballymore Group

28 Silverthorne Road Network Rail

29 Sleaford Street Industrial Estate Sleaford Street Management Company

30 Heathwall Pumping Stati on, 54 - 56 Nine Elms Lane Thames Water

31 Operati onal land, Cringle Street Thames Water

32 Tidbury Court, Stewarts Road, SW8 4DW Wandsworth Council

33 Tideway Industrial Estate Kirtling Street St James’s Investments

34 Depot, Kirtling Street Treasury Holdings/REO

35 US Embassy United States Department of State

Making London Great


The Site

A five acre regeneration site, Tideway Wharf is located in the LB of Wandsworth, within the Vauxhall Nine Elms Battersea (VNEB) Opportunity Area which is the largest regeneration quarter in central London. The site is broadly equidistant between Chelsea Bridge and Vauxhall Bridge with the surrounding area predominantly in employment use, with the Royal Mail depot to the south, Battersea Power Station to the west and Thames Water ‘Heathwall Pumping Station’ to the east. Immediately north of the site are the boats at Nine Elms Pier and Tideway Village.

St James purchased the site in 2009, when it was occupied by a mix of single and two storey warehouses and offices. Detailed planning permission was granted in March 2011, following which demolition of the industrial units has commenced. Under the extant permission, work to the basement is due to start in September 2011.

Tideway Wharf Industrial Estate Tideway Village Nine Elms Pier

Tideway Wharf Location Plan

Making London Great

Riverboat Community To the north of the site, is Nine Elms Pier, home to 20 houseboats and Tideway Village, 3 houseboats located in the Inlet Dock and The Battersea Barge, a cabaret and restaurant venue.

St James has been working closely with members of the Riverboat Community to reduce the impact of the redevelopment proposals on them. A number of commitments have been made including ensuring access is as practicable as possible, as well as assistance with refuse and servicing. Regular meetings have been held to update residents of the works that are being carried out.

Tideway Wharf within the VNEB Opportunity Area

Tideway Wharf

The VNEB Opportunity Area

Detailed planning permission for Tideway Wharf was granted on 4 March 2011. The scheme designed by Rogers Stirk Harbour + Partners comprises of 6 buildings ranging from 12 storeys on the western part of the site up to 20 storeys on the east. In summary the permission was granted for:

+ 752 residential units, including 99 shared ownership affordable housing units

+ 136 room hotel in Block B

+ Commercial uses including retail, restaurants/bars/cafés and a crèche

+ Additional ancillary residential uses including a concierge, management suite, business suite and leisure facilities

+ A total of 404 car parking spaces consisting of:– 376 Residents’ car parking spaces (0.5 per unit) – 14 Hotel car parking spaces– Re-provision of the car parking for Nine Elms Pier (14 spaces)

+ 871 cycle parking spaces

+ DIFS contributions totalling £30.87m

+ An additional £2m towards off-site family social rented accommodation

+ 75% of the site is open space with over 60% publicly accessible, high quality public realm including a new Pocket Park, upgraded Riverside Walkway and Linear Park to Nine Elms Lane and a ‘Play on the Way’ strategy for public and private areas

+ All units achieve code for Sustainable Homes Level 3

+ On-site car club and Green Travel Plan

+ Reduction of 30% CO2 emissions across the development by the use of low carbon technologies, renewables and fabric improvements

Computer Generated Image of revised proposals for Pocket Park

Extant consent: Computer Generated Image of Pocket Park


The Extant Permission

The revised planning application for Tideway Wharf is designed by Rogers Stirk Harbour + Partners and retains the principles of development that were agreed by the extant permission, including the composition of 6 buildings ranging from 12 storeys on the western part of the site up to 20 storeys on the east.

Principally there are two reasons for the changes that are proposed.

1/ External Influences+ Following grant of the extant permission,

St James was notified that the proposed Northern Line Extension (NLE) is to run under the south west corner of the site. Whilst St James can implement the scheme as permitted it recognises the importance of the NLE and is therefore working with TfL to agree a solution which does not affect the implementation of this important project.

+ Existing and potential future uses on the adjacent sites.

2/ Design Development+ As the scheme has been developed in

greater detail, opportunities have arisen to improve the scheme further.

Computer Generated Image of revised proposals for Tideway Wharf as viewed from the north bank of the River Thames

Making London Great

The Revised Application

Pocket ParkThe public realm provides a green anchor space located around the Inlet Dock. The green spaces have been made more substantial to encourage recreation opportunities amongst the maturing tree groves and large lawn areas. The park spaces are to be used by families and play opportunities set amongst the greenery has informed the layout. In addition the Pocket Park connects the ‘green link’ from other sites in the opportunity area directly up to the riverside walk.

+ Play features include sculptural pieces by artists imbedded within the trees and island beds

+ Trees and other planting encourages the use as a public park, with seating and resting opportunities

+ Sculpted earthworks are designed as play features to encourage children’s motor skills

Changes to landscape proposals

The large and inclusive public realm design remains an integral part of the development and through detailed design the opportunity to further refine the distinct character of the different elements of the landscaping has become apparent.

The landscape strategy has been revised in two key areas to enhance and improve the distinct areas in the landscape and complement the revised building uses at ground floor.

Illustration of revised proposals for Pocket Park



Comparison of landscaped areas in the extant consent and revised proposals

Illustration of revised proposals for Piazza

-----------Outline of landscaped areas in extant consent

Plaza Space The development of a new ‘plaza’ space between Blocks E and D has been developed as a response to the concentration of restaurant/ bar/ café uses at the ground floor of these two buildings; and helps to reinforce the connection between uses.

The space is predominantly hard landscaped with generous level area for spill out and pedestrian movement between the two active frontages. Tree planting creates shade and helps to scale the space without hindering views of the Inlet Dock.

The other key landscape spaces along the Riverside Walk and Nine Elms Lane have been further developed through detailed design.

The ‘Play on the Way’ strategy has been progressed and is supported by the Cultural Strategy. Local artist Kate Davis is utilising the pedestrian links and tree groups to create an artwork that enriches the experience of the natural setting. Simon and Tom Bloor are using natural forms contrasted with bold geometric elements to create novel and exciting play opportunities for all ages. Additionally, Peter Newman is bringing the first permanent ‘Sky Station’ to the scheme offering rest and viewing opportunity in the Pocket Park.

Making London Great

Computer Generated Image of revised proposals along Nine Elms Lane



Block B change of use

Further discussions with hotel operators have raised concerns about the viability of a 4 star hotel in Block B.

This would have a negative impact on the viability of the overall scheme and therefore the level of Section 106 payments or Affordable Housing that could be provided. Taking that into account as well as the additional costs associated with accommodating the Northern Line Extension, the revised proposals convert Block B into residential accommodation.

This results in an additional 54 residential units above the consented scheme and has the benefit of securing a further circa £1.8 million of Section 106 contributions which St James are proposing to pay upon implementation, as well as an additional 8 units for Affordable Housing.

Movement of Block A and the entrance ramp

The entrance ramp to the west of Block A is to be moved north 0.8metres.

This is to accommodate a waiting table for vehicles accessing the basement that is clear of the pavement and pedestrians. This will also improve visibility splays for vehicles exiting the basement.

The buildings have been arranged on site, with the north south axis positioned perpendicular to the river. In composition terms this allows flexibility in the north/south setting out for constraints such as the Inlet Dock and River Wall. The movement of Block A is therefore in keeping with the architectural principles already established on site.

Mix of units

Whilst the number of units has increased, in response to planning policy at both a local and regional level, the percentage of each unit type has been retained at the same level as the extant consent across the site.

Computer Generated Image of proposed Winter Garden

Revised proposals

Unit Type No. PD units No. HA units Total %

Suite 42 0 42 5

1 Bed 113 51 164 20

2 Bed 418 56 474 59

3 Bed 126 0 126 16

TOTAL 699 107 806 100

Extant consent

Unit Type No. PD units No. HA units Total %

Suite 36 0 36 5

1 Bed 113 45 158 21

2 Bed 385 54 439 58

3 Bed 119 0 119 16

TOTAL 653 99 752 100

Introduction of Winter Gardens to Blocks A and B

Tideway Wharf is adjacent to a number of existing industrial uses and as further re-development in the OA is planned, both by developers and Thames Water, it is likely to be in close proximity to future construction sites of some sort or another. The challenge for new development in the VNEB is to provide sustainable environments which can co-exist within close proximity to established and future uses.

The proposed solution is to provide winter gardens on the western façade of Blocks A and B which provide openable, glazed enclosures allowing residents to control the environment in their private amenity space, giving flexibility for how these spaces can be used.

Through design development and the consideration of a number of different systems, the preferred solution is to provide a fully glazed louvered system which will provide adequate noise insulation when closed whilst allowing the space to be opened up allowing maximum natural ventilation and the sense of outdoor space.

Conceptually, it has been important to consider how the winter gardens fit within the existing architectural language of the buildings. The louvre system reads as an intended addition to the standard balcony system with the external appearance of the system conceived as an extension to the open inset balcony. The depth and size of each louvre relates to the grain of the main façade.


Computer Generated Image of internal view of Winter Gardens

Sketch showing location of Winter Gardens

External view of Winter Gardens

External view of Winter Gardens

Making London Great

Computer Generated Image of revised proposals for Riverside Walk

Changes to commercial unitsFurther detailed discussions with commercial operators have suggested there would be benefit in concentrating the bar and restaurant uses in one area around the Inlet Dock. In tandem with the proposed amendments to the landscape proposals, St James hope this will lead to a more vibrant space for the public to enjoy.

The revised proposals incorporate a food store and medical facility within the ground and mezzanine floors of Block B. The ground floor and mezzanine of Block F have also been reconfigured to incorporate the ancillary residents leisure uses, whilst maintaining a public use through a gallery space and coffee shop adjacent to the Pocket Park.

Blocks E and F structural amendmentsBlocks E and F are tall buildings with relatively small footprints and single cores; as a result additional structural measures at ground floor are required to ensure their structural integrity. Blocks A-D have multiple cores and do not require these structural additions.

At the top of the buildings, extra steel members are required to transfer loads from the prow ends back to the main building.

Changes to the basement Through detailed design the opportunity has arisen to improve the efficiency of the basement through re-design of the internal layout and rationalisation of use. Changes that reduce the depth or extent of the basement will have beneficial impacts on ecology and archaeology and reduce spoil removal to landfill.

Proposed masterplan showing potential commercial uses



Illustration of proposed structural amends

Bracing added at penthouse level

Stability struts added between ground and first floor

Prow column shape and size amended

Making London Great

The new application seeks to improve the existing permission, and build on a number of commitments we have already made.

Place Making

+ Over 75% of the site is open space, and over 60% of the site is publicly accessible open space

+ Principles of the landscape masterplan are to be retained and improved:

– Creation of a greener and larger Pocket Park adjacent to the Inlet Dock

– Improved and detailed ‘Play on the Way’ strategy

– Delivery of a Linear Park along Nine Elms Lane to soften the road frontage

– Enhanced and Improved riverside walkway

– Use of water within the landscape to create varied and interesting features

+ The creation of Tideway Wharf as a destination has been developed by the updated cultural strategy which includes artwork and installations from three established artists, with further projects planned

+ Local amenities retained and enhanced by the addition of a food store and medical facility

Section 106 Contributions

+ Financial contributions determined by the DIFS have increased from £30.87 million to circa £32.7 million of which £3.8 million will be paid on implementation

+ St James will pay for several additional items on site:

– Docking Station for Barclays Cycle Hire Scheme

– Off-site highway works to Nine Elms Lane

– CCTV covering the public realm

+ In total, St James’s financial contributions will increase by circa £1.8 million to approximately £34.7 million

Computer Generated Image of revised proposals for Riverside Walk

Illustration of revised proposals along Nine Elms Lane


Our Continued Commitments

Affordable Housing

+ Provision of shared ownership affordable housing units will increase from 99 to 107

+ A commuted sum of £2m for off-site family social rented housing

Sustainability

+ All units will achieve Code for Sustainable Homes Level 3, which equates to or is greater than 25% reduction in annual CO2 emissions from 2006 Building Regulations

+ All units are designed to achieve Lifetime Homes Standards and a Building for Life Standard Award, with an aim of achieving Gold Standard

+ All commercial units will achieve BREEAM ‘Very Good’

+ The use of low carbon technologies and renewables including Combined Heat and Power (CHP) and Ground Source Heat Pumps (GSHP), along with fabric improvements will reduce CO2 emissions by 30%, with the provision to connect to the Nine Elms proposed district heating network in the future

+ Green roofs to all buildings will help improve thermal performance and improve biodiversity

Highways

+ Cycle parking will be increased from 871 to 932 spaces

+ Car parking will remain at a ratio of 0.5 spaces per unit

+ Reduced reliance on private car use through the provision of an on-site Car Club with a year’s fee membership for each apartment and a Green Travel Plan

+ In addition to the DIFS payment, provide up to 30 on-site Barclays Cycle Hire Scheme bicycles

+ Introduction of scooter and motorcycle spaces

Computer Generated Image of revised proposals along Nine Elms Lane

Making London Great

St James believes that the new application will deliver a further improved scheme at Tideway Wharf, and offer a sustainable new community to be enjoyed by all. The key benefits are:+ A financial contribution of over £32.7 million

towards improving local infrastructure and transport improvements, as well as the proposed extension to the Northern Line

+ A contribution of £2.0 million to family rented social housing in the Borough

+ Provision of 107 affordable housing units on site

+ Provision of 2.7 acres (over 60% of the site) as public open space

+ A new Pocket Park, Riverside Walkway and public realm to Nine Elms Lane

+ A ‘Play on the Way’ provision and cultural strategy embedded across the site

+ Local amenities including a food store, bars/restaurants/café, medical facility, crèche and public gallery

+ Wide range of units including family accommodation

+ Future employment opportunities

+ A sustainable scheme reducing carbon dioxide emissions by 30% from 2006 Building Regulations

+ Reduced reliance on cars with a Green Travel Plan, Car Club and on-site Barclays Hire Scheme bicycles

The re-development of Tideway Wharf has begun with the demolition of the existing buildings, and will continue with construction under the extant consent. The site will act as a catalyst for the regeneration of the wider opportunity area and provide a precedent for high quality and well thought out development. St James is committed to delivering this exciting scheme to the original programme and have the financial backing to begin re-development this year.



Summary

For more information please visit: www.tideway-wharf.co.uk

or contact Holly Wren: [email protected] 020 7824 5743 We are keen to gain further feedback from you on our proposals; please either complete a feedback form or speak to one of the Team.

Thank you for attending

March 2011

Extant c

onsent granted

April 2011

Demoliti

on on site begins

August 2011

Revise

d Planning Applicatio

n submitt

ed

September 2011

Basement S

tart on sit

e (under t

he extant consent)

November 2011

Target P

lanning Committee fo

r

Revised Planning Applic

ation

December 2011

Target P

lanning Permiss

ion for

R

evised Planning Applic

ation

July 2014

Firs

t occu

pation

April 2017

Development c

omplete

2011 2017


Making London Great

The Proposed Key Dates

Tideway Wharf Revised Planning - July 2011

Documents

Transcript of Tideway Wharf Revised Planning - July 2011