Planning Applications Individual
Acknowledgement: All illustrations of the new buildings are copies from the planning applications
- 1 Major redevelopment across Peckham town centre
- 2 Important developments known to be in the pipeline, still to be decided:
- 3 PECKHAM TOWN CENTRE NORTH
- 4 CENTRAL RYE LANE
- 5 SOUTH EAST RYE LANE
- 6 SOUTH WEST RYE LANE
- 7 Significant developments approved in 2016 included:
- 8 PECKHAM TOWN CENTRE NORTH
- 9 CENTRAL RYE LANE
- 10 SOUTH RYE LANE
- 11 Developments rejected in 2016
Major redevelopment across Peckham town centre
June 2017 update
This page records individual planning applications during 2016 and the first part of 2017. This was a time consuming effort we have not been able to continue so it is not up to date. We are leaving it here as a record of the scale of development that was unleashed in 2016 with the Council’s encouragement and acquiescence even though some destroyed aspects of the historic town centre that should have been protected by the Conservation Area. This destruction still continues for example with over-development on the corners of Highshore Road and in SE Rye Lane near Heaton Road, and the destruction of Georgian houses in south west Rye Lane.
We are focussing now on why the Conservation Area Management Plan (CAMP) is failing to conserve the historic nature and character of the town centre.
In the first half of 2016, it seemed as if a tsunami of planning applications and development plans was sweeping across the town centre. Now it seems we are looking at the wreckage it has left.The map to the right here shows how extensive this is, and there are more since this map was created in February 2016. The Peckham Planning Network has been considering the wider issues raised by these numerous planning applications, and has initiated discussions with key councillors and planning officers, and taken a deputation to the Peckham and Nunhead Community Council in July 2016.The wider issues include the accumulation of the effects of different aspects of the developments. One of these is that the nature of the town centre Conservation Area is being adversely changed in several ways. More information on these wider issues and cumulative effects is here. So far Council's response it that all is OK, and no action needed. Meanwhile Peckham Rye station already grossly overcrowded at times.
The increase in major planning applications is a result of:
- developers' interest in the town centre increased because of rising prices and approval of the Area Action Plan (PNAAP),
- the Council now proactively implementing the development sites from the PNAAP.
Here are suggestions and guidance for ways to approach considering and commenting on planning applications. A summary of basic information for each known case is below, including the link to the Council Planning webpage. You can see other comments on that Council weblink. Remember that the dates for comments are often extended beyond the date shown in early information, and unless it says comments closed you can submit comments on the website. If in doubt, email the case officer and/or firstname.lastname@example.org For more information about local community work on planning please email email@example.com
Important developments known to be in the pipeline, still to be decided:
PECKHAM TOWN CENTRE NORTH
108 Peckham High St 17/AP/0832
A mixed use development, following demolition of the existing building, with a four storey infill building comprising one replacement commercial unit (151 sq.m. sui generis betting office) and three new two-bedroom residential apartments with associated cycle parking, refuse storage and private amenity space.
121-125 Peckham High St 17/AP/0495
This is demolition of existing two storey retail building currently housing the Post Office and construction of new five storey building comprising ground floor retail with 56 bedroom hotel above, roof top plant, creation of rear service yard, and ancillary works. The images look no different from the dreary unattractive building in their exhibition last year. It seems to be another development which is changing the nature of the town centre from a varied type of attractive architecture to a monotonous characterless townscape.
Sumner House and Flax Yard, 1-51 PECKHAM HIGH Street: 16/AP/4018
This is a large scale development of 4 large residential buildings consisting of 168 residential dwellings and flexible retail space, including 96 social rented flats of one to three bedrooms. A further 24 properties will be “intermediate housing” and the rest will be sold on the open market. Open land rear of 1-51 Peckham High road bounded by Sumner Avenue and Melon Road. The openland is adjacent to 59 Peckham High Street and Sumner Road.
Aylesham Centre & Morrisons
This will be a major redevelopment of the town centre retail area – involving most of the land between Rye Lane, Hanover Park and the bus station. Large areas are likely to be demolished and redeveloped: Aylesham Centre, Morrison’s store, car park and petrol station. Bus station to be redesigned with the new development. Proposals are expected to be put out for local consultation during 2017. Map and further information here.
CENTRAL RYE LANE
Iceland extension Holly Grove
17/AP/0405: Erection of first floor extension to rear of property to provide ancillary accommodation to existing retail unit. This is a Planning application by the Council to extend Iceland sideways over Station Way in Holly Grove. This would be to compensate for the loss of their store room to enable the Council to remove the Arcade on the north side of the new square. It is not clear if Iceland agree to this as they objected to the Compulsory Purchase Order, which was part of the recent public inquiry.
32-36 Rye Lane (corner Highshore Road)
17/AP/0862 | Construction of a 3-storey extension (fronting onto Highshore Road) above the existing commercial units and service yard to provide 8 residential units (6 x 2-bed flats and 2 x 3-bed flats); reconfiguration of the existing service area; associated landscaped courtyard and elevational alterations to the ground floor. | 32-36 RYE LANE, LONDON, SE15 5BS
SOUTH EAST RYE LANE
There are five large sites at the south end of Rye Lane that are being redeveloped and will fundamentally change dramatically the whole ambience and streetscape of that part of the Conservation Area of low rise two to three storey buildings. Instead there will be dense 5 to 7 storey buildings adjacent to each other: 3 on the north side of Heaton Road between Rye Lane and Copeland Road, and two on the south side - Coop House and 269-75 Rye Lane. There was local opposition to the mass and height of all the buildings. None were considered in relation to each other and their cumulative effects on the locality. Coop House was the first two to three storeys higher than the buildings it replaced. All these other developments have used that as the minimum height to aim for.
269-275 Rye Lane & 1A Philip Walk: 16/AP/1896
This is the final of the five developments. It is a private development of up to 7 storeys without social housing. The residents in Coop House object because of the negative effects on their own flats of buildings that are too high and dense. This is still under consideration by the Council. The residents are seeking a meeting with the developers to discuss their detailed objections and to seek changes.
SOUTH WEST RYE LANE
Between Rye Lane & Sternhall Lane
There are two adjacent housing developments lying behind and between the buildings on Rye Lane and Sternhall Lane. They each have many objections. One at 33 Sternhall Lane was refused but a new application has now been submitted. The other at 190 Rye Lane is to be decided:
190 Rye Lane: 15/AP/4857
This is a housing development with over 100 objections. A major objection is that so much new housing next door to Canavan's night club at 188 Rye Lane will result in its closure. It has not yet been decided
Significant developments approved in 2016 included:
PECKHAM TOWN CENTRE NORTH
Peckham Arch, Library Square & 91-93 Peckham High Street 16/AP/3075
This is a council development on Council land leading to removal of Peckham Arch & Peckham Platform building. To be decided by Planning Committee on 8th November 2016. New build for retail and commercial on ground floors with housing above in 4 to 6 storeys at 91-93 Peckham High Street, and on the opposite side adjacent to Weatherspoons building. Social and intermediate housing will be provided in the new build. Redesign of the square at ground level. Issues include the removal of the Arch, the height of the buildings, the design of the buildings out of keeping with the appearance of the historic High Street buildings, creating residential units in the middle of the noisy commercial and leisure town centre area. Peckham Society registered objections on heritage and conservation grounds.
- all details of planning application.
- public comments on the planning application.
- Planning officer's report recommending approval
Mountview Theatre Academy 16/AP/2649
New three/four/five storey building with associated landscaping to Peckham Square and Peckham Hill Street. This case was decided by Planning Committee on Mon 12th September. Issues included the dense mass of the building, too close to the Library and the loss of the views from the Library. This application should have been considered at the same time as the Council’s application for the Square and the new buildings on Peckham High Street as they are all adjacent to each other, but they are being treated separately. For example, there is no reference to the Mountview building in the image for the new Library Square from the High Street. Peckham Society registered objections on heritage and conservation grounds.
Costa Coffee 1 Rye Lane (Jones & Higgens tower): 16/AP/1787
Costa Coffee were given permission by officers under delegated powers to change the use from retail to coffee shop in the ground floor shop currently occupied by Blue Inc. This is in spite of the Council policy being to protect and increase the retail space in this retail protected shop frontage.
95 Peckham Road (former petrol station) 16/AP/1393
Demolition of petrol station and building 6 storey housing blocks. 33 flats, inc two social rented and six intermediate homes.Peckham Peculiar Article
- 16/AP/3101 In Front Of Unit 1 (blue Inc), Rye Lane, London, SE15 5DW. Display of a double freestanding Forum Structure, featuring Digital 84" screen on both sides.
CENTRAL RYE LANE
149 Rye Lane corner Bournemouth Road & Rye Lane: 16/AP/3557
Change of use from A1 (retail shop) to A3 (restaurant) including alterations to the shopfront on both the Rye Lane and Bournemouth Road elevations. Comments have to be in by 24 September, though they will be accepted until the report is made. Issues are loss of retail, and effect on the heritage and Conservation Area.
Peckham Rye Station: 15/AP/4337
The Council plans for the new station square and the restructuring and addition of two floors on top of the art deco building on the corner of Blenheim Grove and Rye Lane were approved in spite of numerous objections to some important details. Work is expected to start on the Blenheim Grove building in early 2017, with the work on the new Square in two phases after that and to be completed during 2018.
133 Rye Lane: 16/AP/1032
This is the historic Edwardian building at the entrance to the Copeland Park and Bussey Building site. It was one of the first cinemas in London just over 100 years ago. The private plans to change the floors above ground to housing were withdrawn November 2015 after massive local objections. Revised plans to change use to business working spaces instead were approved in spite of objections from Copeland Park and CLF Art Cafe about the details on the ground. Objections to the addition of two floors to the top and destruction of the historic roof line in the revised plans were not resubmitted in time before officers approved the plan under delegated powers.
95A Rye Lane, Peckham Levels: 16/AP/1551
Permission was given for 5 years for change of use from car parking to entertainment and leisure uses to create Peckham Levels. Licensing permission is still pending a decision. Local residents objected to the late opening until 1am requested. Permission for that was given for one year so that it has to be reconsidered in the light of experience in one year. The long term future of the multi storey building including the PeckhamPlex cinmea is still to be settled. The next stage is the consultation on the Council's plans for the site in the New Southwark Plan (NSP); this is expected later in 2016. Further information here.
32-36 Rye Lane (corner of Highshore Road)
Conversion from office to residential. Approved before 2016, but revisions made subsequently. The building faces the development on the opposite corner of Highshore Road.
38-44 Rye Lane (Corner with Highshore Rd): 16/AP/2051
Refurbishment and extension of existing building, including additional floors above ground floor, ranging in height from three to five storeys. 28 residential units. No social housing. Would harm the Conservation Area through new build out of scale with surrounding buildings, low quality design, materials not appropriate, height extension is an obtrusive intrusion.
SOUTH RYE LANE
There are five large sites at the south end of Rye Lane that are being redeveloped and will fundamentally change dramatically the whole ambience and streetscape of that part of the Conservation Area of low rise two to three storey buildings. Instead there will be dense 5 to 7 storey buildings adjacent to each other: 3 on the north side of Heaton Road between Rye Lane and Copeland Road, and two on the south side - Coop House (built) and 269-75 Rye Lane (still to be decided). There was local opposition to the mass and height of all the buildings. None were considered in relation to each other and their cumulative effects on the locality. Coop House was the first two to three storeys higher than the buildings it replaced. All these other developments have used that as the minimum height to aim for.
213 Rye Lane (LOBO'S Fish Factory & Behind): 16/AP/0131
This is a massive overdevelopment with 7 storeys towering over from behind the low rise buildings in Rye Lane and the two storey houses on the adjacent Atwell Estate. It is out of scale with the Conservation Area buildings and the design detracts from the Conservation Area. In the original proposal all housing was for the private market with no social housing being proposed. As a result of objections to the lack of social housing the Council has negotiated and the resubmitted application how proses an element of social housing. While an improvement over none this is still not fully compliant with the Council policy. Moreover the density proposed is still excessive and the impact on the Conservation Area not compliant with Council policy.
237-239 Rye Lane (Copeland Road former car wash site): 13/AP/2311
This private development was given approval by a Planning Inspector on appeal against the Council rejection. It is now being built and is also 4-7 storeys high, slightly higher than the Coop House opposite in Heaton Road. Commercial ground floor, 27 residential units, no social housing. The building now being constructed is shown in white to the right in the picture above.
Copeland Road Car Park site 16/AP/3503
This is another housing development of 67, one, two and three bedroom flats which is 4 to 8 storeys. It adjoins the two storey houses Atwell Estate, the site at 213 Rye Lane, and the Copeland Road former car wash site. It is Council land and development so there is provision for social housing and mixed tenure and private housing. But taken together the three sites are considerable over-development and the mass and heights are over-bearing so close to the Rye Lane Conservation Area and the low rise Atwell Estate. The application was given approval on 8th November 2016:
- Click here for planning application
- Click here for officers report
- More about Southwark Regeneration in Partnership Programme
This is a new structure creating several new shop premises mainly to house the hairdressers to be relocated from the Blenheim Grove part of the station redevelopment. Amongst the several objections, some of those hairdresser businesses fear they will not survive on that site, and Atwell Estate residents fear significant noise and security disruption. Further information. The Planning Committee gave its approval to the Council plan.
Foxton's Estate Agents 212-228 Rye Lane: 16/AP/1113
Permission was given to create the Foxton style shop front. No permission was needed to change the use of the shop as it had previously been used as an employment service agency.
Developments rejected in 2016
- 108 Peckham High St (current Corals) 16/AP/1412 Click here for the planning application Click here for officer's report
- 285 Rye Lane(opposite Pedlers & Old Spike Roastery)16/AP/1681 Change of use from retail to restaurant Click here for the planning application Officer's report New application submitted July 2016: see above and here: Click here for the planning application
- 33 Sternhall Lane: 16/AP/2238 This housing development is landlocked behind many houses and flats. There are objections from many residents living there. Click here for the planning application
- 156-158 Rye Lane: 16/AP/2930 this is a housing development to replace one of the last two Georgian houses in south Rye Lane. It proposes retention of ground floor shops and demolition of the upper floors and erection of a part three storey, part four storey extension above ground floor to provide 9 residential flats with access from Warwick Court off Choumert Road. Peckham Society has registered objections on heritage and conservation grounds. Click here for the planning application
- 87-95 RYE LANE (Moncrieff Street), Rye Lane: 16/AP/4212 Installation of new glazed shopfront to Moncrieff Street. Click here for planning application
- 285 Rye Lane: 16/AP/257 Change of use to restaurant. Previous application refused. Click here for the planning application
- 16/AP/3104 Pavement In Front Of 20 Rye Lane, London, SE15 5BS. Display of a double free-standing Forum Structure, featuring Digital 84" screen on both sides. Click here for the planning application
- 16/AP/2837 12 Rye Lane, London, SE15 5BS. Display of double-sided freestanding forum structure, featuring 2 x Digital 84" screen positioned back to back. Click here for the planning application