Officers Recommend Approval of Waitrose Development - Decision due 25th July 2024
The plans by John Lewis to build 353 rental flats over the Waitrose store at Bromley South will be considered by Bromley Council’s Planning Committee (Development Control Committee) at 7.30 p.m. on Thursday 25th July 2024.
The report by the Council’s Planning Officers has just been published and recommends that the Council approve the planning application.
The Officers’ report is lengthy, and considers many documents and submissions from interested parties, and accepts that their decision is “finely balanced”.
The Liberal Democrat Councillors for Bromley Town have already published their response to the application and this is included in the Officers’ report. We acknowledge that there are many aspects of the proposed development to be welcomed, but on balance we feel the development will cause more harm than benefit and should be rejected. There are many reasons shown in the response but the key points are the lack of affordable housing and the height and massing of the development - the Officers’ own report acknowledges that “the scale of development being proposed [is] above and beyond anything that has gone before in Bromley”.
Cllr Julie Ireland, said: “We are disappointed at the Planning Officers’ decision to recommend approval of this application. The allocation of 8% of the units to be affordable is frankly derisory. Space for new homes in Bromley Town Centre is limited and the Waitrose site is a good place to build flats. But John Lewis’ plans will do nothing to solve the housing crisis in the borough. We want to see housing which genuinely meets the needs of local people, including the needs of the many people who are struggling to find a suitable home in the borough and respects the rights of people who live nearby.”
The reasons for objecting to the application are given in detail in the councillors' report but in summary they include:
- Lack of affordable housing - only 8% of the units will be affordable.
- Height and massing of the development - at 24 storeys it will dwarf neighbouring buildings and will set a precedent for higher buildings in the future.
- Impact on traffic, particularly on Station Approach and the High Street which already has frequent congestion issues.
- Impact on Transport - Bromley South is already acknowledged to be one of the busiest stations on the SouthEastern network with seriously overcrowded platforms at peak times.
- The Metropolitan Police has objected to the plans saying the development "will fundamentally impact the ability of operational police vehicles to safely access Bromley Police Station without substantial delays.’
Planning Officers’ report
The Planning Officers’ report provides additional information about the problems facing the development, including:
Lack of affordable housing and affordable units - according to both the Bromley and London Plan the minimum units that should be affordable is 35%. Officers accept (6.1.57) that the development “offers little opportunity for truly affordable housing and it would be unaffordable to lower-income households and the majority of those on the housing register”.
John Lewis’ response to this criticism is to use the financial viability argument, stating an expected deficit of £64.6m on the development. The Planning Officers’ report seems to suggest that there may be a planning condition imposed for an “open book review” where there could be an increase in affordable housing if actual costs are lower (see para 6.1.57).
Impact on infrastructure - there are significant questions as to the ability of the local infrastructure to cope with such a massive development. Thames Water for example (page 34) have concerns about the provision of water supply, the handling of surface water and discharge of sewage; TfL have “great concerns” the development will severely restrict access for maintenance of the Kentish Way flyover and in emergencies; Network Rail have acknowledged the overcrowding at Bromley South and have asked for a contribution of £2.7m by John Lewis (JLP) to pay for another access route to station without which there will be considerable strain on already congested main entrance.
Urban design - height, scale and massing. Officers seem unconvinced that height is justifiable from a design point of view and the ‘waymarker’ concept often quoted by JLP could be easily achieved with a building of lesser height more in line with Perigon heights. While JLP did modify their design part way through the planning process Officers seem sceptical about how much this has helps. Officers accept that the townscape impact will be significant. (Page 75 onwards).
Police objections remain strong - the Metropolitan Police (MPS) “‘objects to the development and consider that the proposals would be likely to have a serious impact on highway safety and its ability to deliver effective operational policing from Bromley Police Station. MPS believes that planning permission should be refused.’
It's not too late to have your say
We know a lot of local residents have already commented on the planning portal, and those comments will be taken into account (it’s too late to add comments to the portal now). If you want us to speak on your behalf, either in favour or opposed, please let us know your views by emailing btcouncillors@bromleylibdems.org.uk.
You could also email the Chairman of the Development Control Committee - Alexa.Michael@bromley.gov.uk - or any other member of the committee. If you're not in Bromley Town ward you could also email your ward councillors.
You may want to attend the meeting – it starts at 7.30 p.m. in the Civic Centre Building at Kentish Way on Thursday 25th July. No need to book.
You may want to speak at the meeting – if so you should telephone Democratic Services on 020 8461 7840 by no later than 10am next Wednesday 24th July to let them know.