Planning applications after 2017

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This page records planning applications which have implications for Peckham town centre in some way. It is being started in February 2024. Previously we recorded individual planning applications for some years until 2017. These can be seen here.

2024

104 Peckham High Street

98-104 Peckham High Street 2004
98-104 Peckham High Street 2023
planning application Jan 2024

29 February 2024 Success

The planning application has been refused. See Council's Decision Notice

3 February 2024 Planning app to demolish

Planning application seeks permission for - "Extension of an existing mixed-use terrace building to create an additional four residential units (3x 2-bed, 3P and 1x 1-bed, 2P), demolition and landscaping to form communal amenity space, and improvements to the existing shopfront. | 104 Peckham High Street London Southwark SE15 5ED"

This plan would demolish the existing building and replace it with a modern 21st century building. The original building was built in the late 17th century and is still on its original footprint and part of the historic terrace of that era. That historic terrace is now Locally Listed because it is the remains of the original buildings from the beginnings of the Peckham village. It is at the heart of the historic town centre in the Conservation Area It is also at the heart of the nine buildings restored in the Townscape Heritage Inititative (THI) from 2015-2023. The THI was initiated by Peckham Vision in 2011 and finally began in 2015.

These buildings from the 17th century were part of the evolution of Peckham as a rural area to what it has become as part of the London urban area. This evolution included the development of artisan dwellings, often self-built, with working or retail spaces to the ground level and living spaces above. Those at #98-104 Peckham High Street (along with #54-62) are among the most prominent to survive. They are a significant part of the history of Peckham and of London. The plan in this planning application would destroy this terrace.

The initial deadline for comments is 5th February 2024, but they will be accepted until the week before the decision is taken.

Links to the Planning Application:

Background

There was a similar application in 2020 that was refused by the Council. The applicant appealed against that and the Inspector refused the appeal. This is an extract from the report of 15 October 2021 (Appeal Ref: APP/A5840/W/20/3259976 104 Peckham High Street):

  • 9. The property forms part of a surviving early group of buildings which retain the small scale of the village and reflects the early development of Peckham. Despite its condition and the presence of modern development in the area, the irregular alignment of properties on narrow plots and varying heights along this section of Peckham High Street contribute to this village character.
  • 11. Whilst the property has been modernised it still largely retains its original form and proportions as a once modestly size dwelling. Its set back from the highway and narrow plot reflects the irregularity of the early development of Peckham. Despite their differing appearances it is evident that Nos 102 and 104 were built as a pair and when read together and alongside the wider group of buildings, within the street scene, make an important contribution to local townscape, the historic environment and the CA’s significance. The proposal would unacceptably diminish the contribution the property makes to the area and the significance of the Conservation Area.

Planning reasons to object

  • #104 Peckham High Street is part of Peckham’s heritage as it is an integral part of the terrace #98 to 104 which were built in the 17/18th centuries. They are a now rare example of artisan dwellings, often self-built, with working or retail spaces to the ground level and living spaces above. Those at #98-104 Peckham High Street (along with #54-62) are among the most prominent to survive. They are a significant part of the history of Peckham and of London. The plan in this planning application would destroy the integrity of this terrace and a well-loved part of Peckham's townscape.
  • The heritage value was confirmed by the Planning Inspector who in 2021 refused the applicant’s appeal against the Council’s refusal of the previous similar planning application. This is an extract from the report of 15 October 2021 (Appeal Ref: APP/A5840/W/20/3259976 104 Peckham High Street):

9. The property forms part of a surviving early group of buildings which retain the small scale of the village and reflects the early development of Peckham. Despite its condition and the presence of modern development in the area, the irregular alignment of properties on narrow plots and varying heights along this section of Peckham High Street contribute to this village character. 11. Whilst the property has been modernised it still largely retains its original form and proportions as a once modestly size dwelling. Its set back from the highway and narrow plot reflects the irregularity of the early development of Peckham. Despite their differing appearances it is evident that Nos 102 and 104 were built as a pair and when read together and alongside the wider group of buildings, within the street scene, make an important contribution to local townscape, the historic environment and the CA’s significance. The proposal would unacceptably diminish the contribution the property makes to the area and the significance of the Conservation Area.

  • The terrace has now been included in the Council’s newly adopted Local List which is a material consideration in assessing this planning application and reinforces the Planning Inspector’s view of its high heritage value.
  • The terrace has been a significant part of the THI (Townscape Heritage Initiative), completed in 2022, which has restored 9 historic buildings in Peckham High Street including #100 and #102 in the same terrace and next door to #104.
  • A community webinar organised in 2021 by the PHRP (Peckham Heritage Regeneration Partnership - part of the THI) included a talk by architectural historian Peter Guillery on “The Small House in Eighteenth Century London”. The talk, which focussed on these kinds of small dwellings in London and Peckham, and their historic and heritage value, was very well attended. The discussion showed the strong local support for protecting and valuing rare surviving buildings such as 104 Peckham High Street, and its part in the local familiar Peckham townscape.
  • The planning application goes against the borough’s planning policies in the Southwark Plan, in the Borough Local List and in the Rye Lane Conservation Area that includes Peckham High Street. These provide for the protection of buildings of heritage importance. This terrace is important and significant for the heritage of London, in Southwark borough and in Peckham town centre.