The Planning Board convened to discuss planning applications, focusing primarily on amendments to a previously approved mixed-use development. Councillors approved the amended application for land bound by Vincent Road, Wilmot Street and Woolwich New Road, which includes increasing building heights and the number of residential units, and reducing commercial space. An application relating to Stadium Road and Baker Road was withdrawn.

Land Bound By Vincent Road, Wilmot Street And Woolwich New Road

The Planning Board approved an application submitted under Section 73 of the Town and Country Planning Act 1990 to amend a previously approved planning permission (reference 22/1017/F) for land bound by Vincent Road, Wilmot Street and Woolwich New Road, Woolwich. The original permission was for the demolition of existing buildings and the phased redevelopment of the site into a mixed-use scheme featuring a leisure centre, commercial spaces, residential dwellings, a new public square, and associated works. The application to amend the scheme (reference 25/2824/MA) sought to modify conditions relating to building heights, the number of residential units, and the amount of commercial space.

Joe Higgins, unnamed officer of the council, explained that the applicant, Hill Residential Limited, sought the amendments for several reasons:

• Fire regulations: New government guidance requires a second stair core for all buildings over 18 metres, necessitating design changes and increasing building costs.
• Viability: The scheme was significantly in deficit, requiring adjustments to the amount of residential accommodation and the design layout.
• Affordable housing: The applicant is now delivering 100% social rented housing, requiring design changes and adjustments to the tenure of the blocks.

The amended proposal includes:

• An increase of 75 residential units, bringing the total to 557.
• 188 social rented units, representing 34% of the total, an increase from the previously consented 30%.
• A reduction in commercial space from 1,070 square metres to 255 square metres.
• Increased building heights for blocks A, B, and C, with block A increasing from 9 to 14 storeys, block B from 19 to 21 storeys, and block C from 16 to 18 storeys. Blocks D and E remain at their consented heights of 9 and 11 storeys respectively.
• An increase in public space to 2,300 square metres, private communal space to 1,875 square metres and play space to 2,311 square metres.
• An increase in the overall urban greening factor¹ for the scheme from 0.24 to 0.27, with the residential element achieving a factor of 0.36.
• A biodiversity net gain of 47%.
• Demolition of the Bull Tavern, a locally listed building, with a replacement ground floor facade for block A designed to hint at elements of the former pub.

The Sikh Temple, which neighbours the development site, raised concerns about fire safety, acoustics and access. Jaginda Singh Chana, representing the local Sikh community and the Sikh temple, expressed concerns about the proximity of block E to the temple, particularly regarding fire safety and potential noise complaints. He also objected to the change of use of Mason's Hill road, which he said would impact noise levels and traffic volume.

In response, Joe Higgins stated that the buildings would be constructed using non-combustible materials and that the access arrangements were consistent with the previously approved scheme. He also noted that the buildings would be designed with sound insulation to mitigate noise disturbance.

Daniel Palman, speaking on behalf of the applicant, Hill Residential Limited, stated that the scheme would deliver much-needed homes for the borough and that grant funding had been secured to support the change of the affordable homes to social rent. He also committed to continued engagement with the community and neighbours.

Councillor David Gardner, Deputy Mayor, expressed concern about the loss of the Bull Tavern and the lack of a community space within the development. He asked for assurance that any facilities within the development would be tenure blind.

Councillor Dave Sullivan supported the scheme, highlighting its potential to transform Woolwich town centre and create jobs. He also emphasised the importance of engaging with those who may be negatively affected by the development.

Councillor Patricia Greenwell expressed concerns about the height and massing of the buildings and their impact on the surrounding area. She also raised concerns about the impact of the development on the Sikh temple.

Councillor Calum O'Byrne Mulligan, Cabinet Member Climate Action, Sustainability and Transport, welcomed the increase in social housing and the efforts to increase greening. He also emphasised the importance of continued engagement with the temple.

The Planning Board approved the application, subject to referral to the Mayor of London, completion of a Section 111 Legal Agreement, a Directors’ Agreement, and the conditions set out in the appendices and addendum to the report.

Stadium Road and Baker Road

The Planning Board noted that the application for the proposed upgrading of Stadium Road and Baker Road was withdrawn at the applicant’s request, in advance of the meeting.