Southwark council urged to reject plans to cut affordable homes

Southwark councillors are set to consider a recommendation to refuse amended plans for the Borough Triangle development in Elephant and Castle, which propose a drastic reduction in affordable housing. Berkeley Homes, the developer, has applied to decrease the proportion of affordable homes from 35% to 10%, a change that would result in 170 fewer affordable units, bringing the total down from 230 to 60.

Planning officers recommend refusal

Planning officers for Southwark Council have advised the Planning Committee to reject the revised proposals. Their report states the development would fail to deliver sufficient public benefits due to the low level of affordable housing offered. Furthermore, officers believe the proposed changes do not adequately outweigh the negative impact on the character and appearance of the Trinity Church Square Conservation Area, particularly concerning the height, scale, and massing of Blocks A and B.

The application, submitted under Section 73 of the Town and Country Planning Act 1990, seeks to vary conditions attached to the original planning permission granted last year. While Berkeley Homes still intends to build the same total number of homes, 892 flats across four tower blocks, some reaching 44 storeys, the composition of these homes is under scrutiny. The number of social rent homes specifically would fall from 153 to 42.

Developer cites viability challenges

Berkeley Homes has attributed the proposed changes to viability challenges encountered since the original approval. These include the financial impact of the Covid-19 pandemic, high interest rates, escalating construction costs, and increased regulatory requirements. The developer's planning consultancy, Lichfields, argues these amendments are necessary for the scheme to proceed.

The revised plans also include modifications to stair and lift cores and internal layouts to meet current fire safety regulations. This has led to a reduction in the total number of rooms from 2,667 to 2,572. The number of wheelchair accessible homes remains the same, but the provision of affordable wheelchair accessible properties has decreased from 31 to 20.

Public benefits and community facilities

Despite the reduction in affordable housing, the development still includes plans for 1,780 square metres of public space. Proposed community facilities include a public piazza, a new community centre intended for the local Latin American community, flexible commercial units, and space for food and drink outlets. A new long-term food hall is planned for Block C, with a replacement for the existing Mercato Metropolitano, which is set to be demolished and will close at the end of 2026. Berkeley Homes has stated it will explore temporary arrangements for displaced traders.

During the public consultation, 54 objections were lodged, primarily concerning the reduced affordable housing provision and the impact on wheelchair accessible homes. Concerns were also raised about building height and the effects on daylight and sunlight for neighbouring properties. Two letters of support were received, highlighting the need for housing in London and the development's use of underutilised land.

Next steps

The Southwark Council's Planning Committee is scheduled to make a decision on the amended plans at a meeting on September 9. Local groups, including Southwark Law Centre and the 35% Campaign, have expressed concerns about the reduced affordable housing offer and the lack of family-sized housing.