Picture

THE OLD POST OFFICE SITE 
Jan 2016: #4

Re-Decision 25 Feb 2016

THE LATEST SUBMISSION #4 was approved. 
For the previous submission #3 - please click here  

Planning application 14/13247 ( Jan 2016 )
Scheme #4 was approved with 6 votes to 5 on 25th February 2016.
​
> The re-decision - blog post
> Our presentation at the re-decision 
> RBK's approval announcement

Before the Re-Decision date: 25 Feb 2016

On 5th November 2015 the Development Control Committee unanimously REFUSED this application, giving three reasons: 
  1. The proposed 12 storey element of the scheme located between the two onsite Grade II Listed Buildings would cause harm to the setting of the former Exchange Listed Building due to its height, incongruous and unsympathetic form and design in this sensitive location.
  2. The proposed development does not provide a minimum of 30% of dwellings as 3 or more bedroom units and would not therefore provide an acceptable dwelling mix for the development. It has not been robustly demonstrated that it would be unsuitable or unviable to achieve this percentage on this site.
  3. The proposed 16 storey element of the scheme would not relate well to the form, proportion, composition, scale and character of surrounding buildings.

> Read more - news blog...
​

Why scheme #4?

After a refusal: The NPPF tells us the developer should explore with RBK Planning what changes would make it more acceptable and likely to gain planning permission.

This is reason for this scheme #4. Changes this time are focused on addressing the ‘3 reasons for refusal' as St George ‘works to resolve the issues locally’

Time Line

​The councils' consultation period is now open till 27th January 2016. Please note: dates are subject to change:
  • 25th February 2016 - re-decision date (Just one meeting this time - the pre-DC meeting was not re-run)
  • 27th January 2016 - consultation closed 
  • 14th January 2016 - submission of scheme #4: Press Notice published, Consultation letters sent out
  • 26th November - Application put on hold
  • 5th November - Development Control REFUSED
Do the January 2016 changes go far enough?
The journey continues: from the 17 storey consultations in 2014; to the shock submission of the 21 storey 'fag packet'; and back to something seemingly not far from where we started...  

Scheme #4 remains essentially the same flawed scheme with the same core problems. But now the focus is : ‘have the three reasons for refusal been met sufficiently ?’ 
At this stage of the process this will be the deciding factor.

Does this resolve the 3 reasons for refusal?

Our key concerns remain substantially unaddressed.
But have the 3 reasons for REFUSAL now been addressed?  No: The same controversial 16 storey tower is resubmitted despite this being a reason for refusal. The reasons for refusal have not been resolved - so this scheme should be REFUSED.


1. The Ashdown road 'bookend' building

"The proposed 12 storey element of the scheme located between the two onsite Grade II Listed Buildings would cause harm to the setting of the former Exchange Listed Building due to its height, incongruous and unsympathetic form and design in this sensitive location."

Q: Is this reason for refusal resolved?:-
A: PARTIALLY

The Ashdown Road building is lowered in height from 12 to 8 storeys. It is reduced in depth by removing the colonnade. Its plain exterior is replaced with a ‘Victorian look’. It might be said that this is an improvement that goes some way towards reducing the harm to the historic setting. But the Old Exchange building is still crowded by this development. Ideally the setting would not be harmed at all.
​
​
2. The number of 3 bed flats

"The proposed development does not provide a minimum of 30% of dwellings as 3 or more bedroom units and would not therefore provide an acceptable dwelling mix for the development. It has not been robustly demonstrated that it would be unsuitable or unviable to achieve this percentage on this site."

Q: Is this reason for refusal resolved?:-
A: NO

The number of 3 bedroom flats is increased from 33 to 37 which increases the proportion of 3 bed flats from 10% to 12%. This is less than half of the 30% requirement.
It's the same tower design!
​3. The 9+ storey tower

"The proposed 16 storey element of the scheme would not relate well to the form, proportion, composition, scale and character of surrounding buildings."

Q: Is this reason for refusal resolved?:-
A: No

The developers have failed to address the third reason for refusal - that of the 16 storey tower. They have submitted only minor changes to this tower design. The Eden Quarter brief calls for an exemplar design to justify 9+ storeys. It is widely considered that this design fails to be exemplar, and fails to justify its excessive height. 

What happened next?

May 2017: St George applied to 
vary the approved planning application - to add 3 residences, change the residential mix and increase the height by less than 0.5 m.
- News Blog
- Our response

September 2016: with the S106 negotiations completed, construction work can now start on the site.

June 2016: St George applied to use the Old Post Office to house their Sales & Marketing suite for up to 5 years. - News Blog

The submission in pictures

Picture
Still over-developed
Picture
Still over-shadows
Picture
The same contentious tower design that fails to be 'exemplar'

​Click here to see more TOPO submission in pictures.

> Our response
> Historic England's response
Click these links for our thoughts and information on the previous scheme #3 ( Sept 2015 ):
> Our Post Vote Thoughts
> No time for triumphalism
> Officers report
> Our 14 October presentation
> A fresh look
> Why it is wrong
> Historic England response
> Kingston Residents' Alliance response
> Resident and notable opposition
> What could be acceptable
> Why some say yes
> Who will decide
> Other planning cases

Other links:
> Our news blog post
> RBK's Planning Portal
> RBK's update statement
> St George's Website 
> www.skyscrapernews.com

Submission History


​Proposal 4
The January 2016 revision has 16 storey, 10 and 8 storey high-rises with 319 residential units.  
Click here for more info - news blog.  

​Proposal 3
The September 2015 revision had 16 storey and 12 storey high-rises with 338 residential units.  
Click here for more info - news blog.     

​Proposal 2
The April 2015 revision had 19 storey and 13 storey high-rises with 360 residential units.
Click here for more info - news blog.          

​Proposal 1
The original December 2014 planning submission had 21 storey and 13 storey high-rises with 380 residential units.      
Click here for more info - news blog.
Click here for more images.

​Existing 
Page updated on 26 Feb 2016