Lewisham shopping centre redevelopment plans set for approval

Developer Landsec Lewisham Ltd has applied for planning permission for the Lewisham Shopping Centre site, which would demolish the mall and multi-storey car park replacing them with tower blocks up to 35 storeys high.

Lewisham council planning officers have recommended that the Strategic Development Committee approve the plans at the meeting on Thursday 16 October.

Landsec has submitted a hybrid planning application, part in detail and part in outline. The project has been split into six different phases and has a timeline spanning 10 years.

Landsec plans to build 1,744 new homes across the development, which would include 329 "affordable" homes. The affordable housing would be split into 98 social rent homes and 231 homes which would be rented out at discounted market rates or would be for key workers. The remaining homes will all be private.

In addition to the 1,744 proposed homes, Landsec intends to build accommodation for 661 students and a 23-storey co-living block containing 445 homes, where residents share communal spaces such as kitchens and lounges.

As well as the demolition of the 1970s shopping centre, a number of other buildings will be bulldozed to make way for the development. These include Riverdale Hall Leisure Box, 72-82 Lewisham High Street, land currently occupied by Boots, and the north eastern entrance to the shopping centre.

Landsec plans to build a new shopping centre entrance, as well as a new music venue and workspaces for creative industries. There are also plans to bring back Model Market, a food court which closed in 2019.

According to the planning report, some buildings along Lewisham High Street will be retained, while Lewisham House, which was previously used as office space for Citibank, would be converted into housing.

The proposals have received 784 responses from the general public, comprising 105 objections, 637 representations in support and 42 neutral comments.

Objectors have called for there to be at least 50% genuinely affordable housing including social rent, to meet local needs, while many have called Landsec’s plans for student and co-living accommodation “profit-driven”. They also raise fears that the development will “accelerate gentrification”.

Some people are strongly opposed to the demolition of the existing shopping centre, and are concerned the redevelopment of the area will erase Lewisham’s cultural character. A petition launched by the Lewisham People’s Assembly is urging the council to reject the plans and, as of October 13, had amassed almost 1,000 signatures in support.

The petition states: “The proposed demolition of Lewisham Shopping Centre for luxury flats is a blueprint for gentrification. It will displace our community, destroy a vital hub, and serve only the interests of corporate profit.”

Sainsbury’s has objected to the plans and requested “robust conditions” to secure its future. It reports that Landsec has not provided any legal guarantee or plans for a replacement store or continuous trading, if the project is approved.

Primark has also objected to the plans over a lack of assurance for continued delivery access and emergency escape routes, noting that the scheme involves demolition of the service desk and changes to servicing arrangements.

Greenwich Council has objected to the plans, citing concerns over the impact the tall buildings could have on local views including those from Eltham Park, Blackheath and the Maritime Greenwich World Heritage Site.

Greenwich Council said: “While the scheme would appear as part of a tall building cluster, it risks harming the open character of Blackheath and the setting of heritage assets. The report requests additional winter views to fully assess visibility and potential harm. Greenwich concludes that some harm would occur and asks Lewisham to weigh this against public benefits before making a decision.”

The NHS is concerned that the new development will significantly increase demand for services, stating Lewisham’s health services are already under pressure.

The NHS has requested a Section 106 contribution of £2.8m to mitigate impacts on primary, acute and mental health services.

Lewisham House No. 1,which owns the leasehold for Lewisham House, has objected arguing that the Landsec plans are not viable.

Lewisham House No. 1 has submitted its own plans for the former Citibank building, which involves transforming the tower into a co-living space. It argues that its own co-living scheme is “viable and deliverable without Landsec’s intervention”.

Responses in support of the plan included comment that it would bring “much-needed investment, modernisation, and a sense of pride back to Lewisham”, while others welcomed plans for a new music venue.

As part of Landsec’s Section 106 contribution, Lewisham Council would receive £5m to go towards pedestrian and cycle improvements within the vicinity of the scheme.

Network Rail has asked for £828,000 in Section 106 contributions for improvements to Lewisham Station however, planning officers have reduced this to £500,000.

Lewisham Council is expected to receive £16.9m in Community Infrastructure Levy (CIL) money, a planning charge local authorities obtain from developers which can go towards funding new infrastructure in the borough.

The council is currently consulting on a new Draft Charging Schedule (DCS), which sets out the proposed new charges for different types of development in the borough. If this is adopted in its current format, the overall CIL amount payable to Lewisham Council would increase to an estimated £28.4m.

An additional £11.1m will go towards City Hall’s Mayoral Community Infrastructure Levy (MCIL).

Lewisham council planning officers have said that subject to necessary conditions and legal obligations, the scheme is considered acceptable and have recommended that it is approved by councillors.

The Strategic Planning committee will make its decision on Thursday.

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