Content

Resolved that full planning
consent for the demolition of existing structures and construction
of a building comprising student accommodation (Sui Generis),
commercial floorspace (Use Class E), together with associated
landscaping, public realm improvements, access works, cycle
parking, refuse/recycling stores and associated works’.
be refused on the
following basis –
 
Reason for Refusal
1:
 
The development by reason of
its height and massing, outside an area designated for tall
buildings would result in a development which is out of scale with
its surroundings and therefore harmful to the local character,
appearance and townscape contrary to policies DH1 and DH2 of the
Royal Borough of Greenwich Core Strategy (2014) and D3, D4 and D9
of the London Plan (2021) and the Royal Borough of Greenwich Urban
Design Guide SPD (2023) and, on the application of the tilted
balance in paragraph 11(d) of the National Planning Policy
Framework (2024):
 

     
i.       
the application of policies in this Framework
that protect areas or assets of particular importance provides a
strong reason for refusing the development proposed;

   
ii.       
any adverse impacts of doing so would significantly
and demonstrably outweigh the benefits, when assessed against the
policies in this Framework taken as a whole, having particular regard to key policies for directing
development to sustainable locations, making effective use of land,
securing well-designed places and providing affordable homes,
individually or in combination.
 
Reason for Refusal
2:
 
The development by reason of
its height and position north of the emerging cluster of tall
buildings to the south would negatively impact on views from within
the World Heritage Site and The Royal Greenwich Park, namely the
views from One Tree Hill and the north end of Lovers Walk within
Greenwich Park as well as the view from the Greenwich Church Street
junction with Creek Road. This location of a tall building within
the setting of these heritage assets causes less than substantial
harm to the Greenwich Park Conservation Area and fails to protect
and enhance the Outstanding Universal Values of the Maritime
Greenwich World Heritage Site contrary to policies DH1, DH2, DH3,
DH4 and DH(h) of the Royal Borough of Greenwich Core Strategy
(2014) and D9, HC1 and HC2 of the London Plan (2021), and on
the application of the tilted balance in paragraph 11(d) of the
National Planning Policy Framework (2024):
 

     
i.       
the application of policies in this Framework that
protect areas or assets of particular importance provides a strong
reason for refusing the development proposed;

   
ii.       
any adverse impacts of doing so would significantly
and demonstrably outweigh the benefits, when assessed against the
policies in this Framework taken as a whole, having particular regard to key policies for directing
development to sustainable locations, making effective use of land,
securing well-designed places and providing affordable homes,
individually or in combination.