OLD BERMONDSEY FORUM

NEIGHBOURHOOD PLAN
POLICIES
DRAFT
September 2016

1 INTRODUCTION
This is a first draft neighbourhood plan for the Old Bermondsey Village area. It has been
produced for interim review by Southwark Council.
Formal Background
After some years of community discussion and action and multiple applications,
Southwark Council designated Area A on 28 August 2014. The Council went on to
approve the Old Bermondsey Village Neighbourhood Forum (OBVNF) as the lead
organisation to develop a Neighbourhood Plan for Area A on 5 August 2015. A map of
Area A is shown in Appendix A.
Consultation
OBVNF has held many meetings open to the public, smaller discussions focused on
specific topics for sub-groups of OBVNF. A mail shot was sent to all residents (with the
help of Southwark Council) in early 2016 inviting ideas and comments and participation.
There were [xx] responses and these have contributed to the policies contained in this
Neighbourhood Plan.
We propose that the policies in this plan be applied in our area, alongside the planning
policies in the New Southwark Plan which will apply to the whole of the Borough.
Contents
We have grouped the policies under a number of headings:
Character and heritage
Housing
Local Services
Local Improvements
Local Views Matter
Open Spaces
Transport
Local Economy

2 VISION
Southwark Council intends that there should be a vision statement for each area in the
borough, which will provide context for the consideration of planning applications in each
area. We propose this vision for our area.
Text to be inserted

3 CHARACTER AND HERITAGE

For reference, the relevant New Southwark Plan policies are:
Strategic Policy 2 Revitalised Neighbourhoods Policies will enhance local distinctiveness and heritage-led
regeneration
DM 9 Design of Places
DM 10 Design Quality
DM 12 Tall Buildings
DM 14 Listed Buildings
DM 15 Conservation Areas
DM 16 Conservation of the Historic Environment
DM 36 Outdoor Advertisements and Signage

3.1 Height Limits

OBJECTIVE
There is no building height policy
applicable in the Neighbourhood. The
domino effect of the Shard was an
obvious effect of its construction and
there has been no attempt to contain it
in policy terms. Residents and
businesses, existing and prospective,
are entitled to have a clear policy on
how the pressure for increased
profitability of developments by
increased heights will be managed.

NEIGHBOURHOOD POLICY
Height limits will be clearly set by means
of a contour map of the area, see
Appendix B. Contours will dictate the
step-down boundaries from the Shard
and will represent inviolable height limits
in any given location.

3.2 Conservation Area Boundary

OBJECTIVE
The Bermondsey St conservation area
was demarcated in 1973 and extended
in 1991. It fails to take account of
changes in the character around its
northern boundary in the rapidly
changing St Thomas St area, including
the listing of the St Thomas St/Crucifix
Lane arches in July 2011.

NEIGHBOURHOOD POLICY
Revise the conservation areas northern
boundary to bring it up to date. See the
proposed new boundary shown in
Appendix C.

3.3 Site Briefs

OBJECTIVE
Site briefs St Thomas St.
The sites along the south side of St
Thomas St are of decisive significance
in determining the character of the
Bermondsey St conservation area and
its transition to an area of sharply
contrasting identity moving north under
the railway viaduct and up to Tooley St.

NEIGHBOURHOOD POLICY
Briefs to be produced that provide
guidance to developers on heights, uses
and interaction with St Thomas St to be
consistent with the objective of making
St Thomas St a pedestrian, cycle,
friendly environment and facilitating the
A1/A3 uses to promote a gastronomic
corridor between Borough Market and
Maltby St.

3.4 Local List

OBJECTIVE
English Heritage (now Historic England)
are now operating under new guidelines
that make National listing of buildings a
rarity. The neighbourhood therefore
needs a local list to provide protection
for important local buildings

NEIGHBOURHOOD POLICY
To compile a local list of buildings and
placemarks which are significant to the
character of the area including buildings
to be treated as meriting protection in
accordance with NPPF s.12. List to be
compiled with community consultation
and approved by OBVNF.

3.5 Signage
OBJECTIVE
As the Bermondsey St area in particular
becomes an increasingly popular
destination for visitors to the areas
restaurants and bars there is a
proliferation of signage that threatens to
compromise the aesthetics of such
areas.

NEIGHBOURHOOD POLICY
To limit the extent of unauthorised
signage by application of restrictions
governing size and form of signage that
can be introduced without consent. To
set policy governing signage that will be
permitted by consent. In so far as the
Councils existing signage policy is failing
to provide more effective guidelines and
enforcement criteria.

3.6 Viability Assessments

OBJECTIVE
Transparency of viability assessments.
Viability assessments that are kept
confidential between developers and the
Council are generally perceived as
cooked up and concealed because they
could readily be exposed as such.

NEIGHBOURHOOD POLICY
Viability assessment used by the Council
and developers to justify planning
decisions should be publicly accessible.
There must be a period for public scrutiny
and comment on the terms of viability
assessments before planning decisionons
are made upon the basis of them.

3.7 OBVNF Consultation Rights

OBJECTIVE
Local people often only become aware
of advanced negotiations between the
Council and developers when a
development has effectively already
been agreed. Local consultation should
be meaningful and thus happen before
deals are done with developers not
after.

NEIGHBOURHOOD POLICY
Pre-applications, outline and full planning
applications within Area A should be
automatically referred to OBVNF for
comment.

3.8 Housing Estates

OBJECTIVE
The areas many estates arise from a
noble ideological commitment to provide
improved living conditions for the many
poor of the area. Their architecture is
generally modest but their settings and
the principles they embody make them
heritage assets in themselves that merit
their own conservation policy
consideration.

NEIGHBOURHOOD POLICY
To conserve and enhance the estates, to
refuse applications for redevelopment or
infill development unless such
development positively contributes to the
improvement of the estates concerned
having particular regard to the restoration
of the buildings and improvement of their
landscape settings. Original windows
must be retained or replaced only with
accurately matching replacements.

3.9 Satellite Dishes

OBJECTIVE
Satellite dishes, external wiring and
telephone transmitters mar appreciation
of buildings in housing estates.

NEIGHBOURHOOD POLICY
Satellite dishes and other visual clutter will
not be permitted on the elevations of
estate buildings.

3.10 External Fittings on Shop Fronts

OBJECTIVE
Satellite dishes, external wiring and
Shop fronts and external shutters

NEIGHBOURHOOD POLICY
Guidelines for shop fronts should be
produced, see Projects below. External
security shutters will not be permitted and
internal shutters should be of lattice
construction so as to permit views into
shops when closed.

Projects to be undertaken (possibly supported by CIL funds):

Conservation assessment for the extension of the boundary of the conservation
area
Production of a historic shopfront style guide
Production (and consultation) of the local Placemarks list

4 HOUSING
For reference, the relevant New Southwark Plan policies are:
Strategic Policy 1 Quality Affordable Homes
DM 1 Affordable Homes
DM2 New Family Homes
DM3 Protection of Existing Family Homes
DM4 Private rented Homes
DM5 Housing for Older People
DM6 Homes for Households with specialist needs
DM7 Houses in multiple occupation
DM8 Optimising Delivery of New Homes
DM11 Residential Design

4.1 Social Housing

OBJECTIVE
To ensure that the area retains a mix of
residents, housing must be provided at
a full range of cost levels.

NEIGHBOURHOOD POLICY
1. New residential developments should
provide 50% of housing to be available at
social rents
2. Developers financial viability
assessments of residential development
schemes as with all such assessments
should be available for public scrutiny.
3 Affordable housing should be onsite of
new developments in most cases and
exceptional off-site provision of new

houses should be within the OBVNF area.

4 Social housing should continue to
integrate with the surrounding area rather
than being seen as separate.

4.2 Design principles

OBJECTIVE
To ensure that the design of new
residential schemes delivers the kinds
of housing that local residents want to
live in.

NEIGHBOURHOOD POLICY
1 local residents preferences for
places they want to live in should
be shown to dominate architecture
and design choice
2 Local and specific variation to suit
Bermondsey styles and needs is
essential in Bermondsey housing.
This can mean variation on
national codes for instance lifts,
sheltered front doors, lifetime
home standards, bathrooms on
same floors as bedrooms, etc go
counter to the mansion blocks and
other local narrow housing forms.
3 Street-based home building should
be the presumtion, with towers only
permitted where they can
demonstrate overwhelming local
support.
4 High rise should be avoided in the
area high density can be
achieved with a combination of
mid-rise 7-8 storey buildings
(subject to compliance with the
heights contour map policy 3.1)
and lower 2-4 story terraced homes
and Bermondsey must maintain its
open sky view and open
atmosphere.

4.3 Noise
OBJECTIVE
Previous developments have provided
inadequate noise insulation between
dwellings

NEIGHBOURHOOD POLICY
Residential developments must provide
sufficient sound insulation between
dwellings such that there is low noise
escape.

Projects to be funded by CIL:

Tbd

5 LOCAL SERVICES
5.1 Sale of Council Land and Buildings
OBJECTIVE
Criteria for future use of council land and
buildings

NEIGHBOURHOOD POLICY
1 The sale of council land and/or
buildings will be supported
provided that:
2 There is no reduction in the
provision of council housing on
the site in question:
3 There is no reduction of amenity
space or facilities on or within
400 metres of the site: The
density of the proposed redevelopment is no greater than
the current usage:
4 The height of the proposed
redevelopment is six stories or
less or within the envelope
prescribed by the Character &
Heritage section of this
Neighbourhood Plan.

New Southwark Plan Policy

DM13
Reason/Evidence
Creating a sustainable future for the area is overlooked with the current course of
development.

5.2 Schools & Nurseries

OBJECTIVE
Adequate nursery and school places keep schools for education (no change
of use), encourage and support new
schools and nurseries, more afterschool programmes

NEIGHBOURHOOD POLICY
1 All proposals for new schools and
nurseries will be supported, provided
that they increase the provision of
school and nursery places in the area.
2 Support will be given to proposals
which include an increase in afterschool programmes. Existing school
building stock should be improved or

expanded.
Conversion of existing school
buildings for other uses will not be
supported except where overall
provision of spaces is preserved.

New Southwark Plan Policy

DM21
Reason/Evidence

5.3 Community and Youth Services

OBJECTIVE
Protect libraries, Need a public leisure
centre pool, gym, etc., New
community space - more community
events (lectures, book groups, dancing),
Adult education and skills training, More
elderly peoples centres,

NEIGHBOURHOOD POLICY
1 Proposals will be supported that
protect or expand existing library
provision in the area. Additional
leisure facilities, such as a pool or
council run gym will be supported.
2 New and increased community
space is desired and will be
supported.
3 Increased elderly peoples centres
are desired and will be supported

New Southwark Plan Policy

DM39, Leisure, Arts Culture

More youth groups /after school clubs/

cubs and scouts, youth services and
youth workers

Increased youth facilities, clubs and

support services are desired and will be
supported.

New Southwark Plan Policy

DM40

5.4 Community Spaces

OBJECTIVE
Increase the availability of creative
spaces, including a community caf,
with better management, such as
priority to local activities.

NEIGHBOURHOOD POLICY
When building or land redevelopment
applications are submitted, the potential
for creative space to be included should be
prioritised and evaluated before an
application for other uses be granted.
Should a build or space be vacant for
more than six months the owner should be
incentivised to offer the space for
community use for example through
business rates discretionary relief.

New Southwark Plan Policy

DM40

Projects to be funded by CIL:

Tbd

6) LOCAL IMPROVEMENTS
6.1 Application of CIL funding
OBJECTIVE
Effective application of CIL funds

NEIGHBOURHOOD POLICY
OBVNF to be consulted over the
application of CIL money.
To be selected from running list of
community/local projects and
initiatives
Support cultural spaces and groups

New Southwark Plan Policy

DM65

6.2 Community Amenity

OBJECTIVE
New community centre/leisure
centre/library services

NEIGHBOURHOOD POLICY
Proposals for new facilities will be supported
where they are beneficial to all local residents,
providing local employment opportunities and
contribute positively to the existing built
environment. Proposals will not be supported
where spaces and usage is geared towards
occupation by large national companies.
(duplicates local economy policy)

6.3 Community Initiatives (duplicates Character and Heritage)

OBJECTIVE
Youth enterprise schemes (investment
in youth) Initiatives which promote
local history Arts initiatives More local
festivals Links between local
businesses and estates/arts/kids

NEIGHBOURHOOD POLICY
Proposals will be supported that contribute to
the existing and historical cultural
characteristics of the area.

6.4 Quality of Life (much of this duplicates transport policies)

OBJECTIVE
Reduce noisy 5am waste collections
(esp. noisy glass bins) Reduce
congestion and closed roads due to

NEIGHBOURHOOD POLICY
All proposals must demonstrate how they will
retain and improve on the local environment,
particularly noise, air quality and wind effects.

building/developments/renovation
Better air quality, cycling, traffic
restrictions Enforce adults on bicycles
not riding on pavements
Projects to be funded by CIL
Tbd

7) LOCAL VIEWS MATTER

7.1 Consultation Rights of OBVNF
OBJECTIVE
Continuous consultation of developers
with the Neighbourhood Forum (preapp; OBVNF first port of call; developers
pack) - community-led, sociallyresponsible development - smaller-scale
human development (wherever
possible) - intelligent development consultation: which buildings for which
sites - viability monitoring body

NEIGHBOURHOOD POLICY
Proposals for new development will be
supported provided that the OBVNF has been
involved from the pre-application stage and that
the redevelopment scale and density is an
increase of no more than 20% when compared
with the existing buildings.(?belongs with
character and heritage)

7.2 Site specific or development-led policy ideas

OBJECTIVE

NEIGHBOURHOOD POLICY
OBVNF to be informed and consulted at preapplication planning stage. (Duplicates 7.1)

8) Open Spaces
For reference, the relevant policies in the new Southwark Plan are:
Strategic Policy 5 healthy Active Lives
DM 16 Conservation of the historic environment and natural heritage
DM 50 Protection of Amenity
DM52 Open Space
DM 54 Trees

8.1 Open space for people

OBJECTIVE
With more and more people living in
small flats it is important to provide
access to open space

NEIGHBOURHOOD POLICY
Developments will be supported which
provide well designed publicly accessible
open space.

8.2 Pedestrian routes through open spaces

OBJECTIVE
Air quality is poor in many parts of our
area, and therefore it is important to
encourage pedestrians to use walking
routes away from the major roads

NEIGHBOURHOOD POLICY
Developments will be supported which
provide publicly accessible pedestrian routes
away from major roads eg through yards,
open spaces. Duplicates transport policy

Projects for CIL Funding:

CIL funding should be directed to the creation of pocket parks in forgotten corners eg
City Walk, and the redesign of existing open spaces to bring them more fully into use eg
the rose garden area of Leathermarket Gardens where currently the side aisles are
rarely used.

9) Transport
For reference, relevant policies in the new Southwark Plan are:
Strategic Policy 6 Cleaner, Greener, Safer
Development Management Policy 42 Public Transport
Development Management Policy 43 Highways Impacts
Development Management Policy 44 Walking
Development Management Policy 46 Cycling
Development Management Policy 48 Car Parking
Development Management Policy 51 Designing Out Crime
Development Management Policy 60 Improving Air Quality

9.1 Encourage sustainable transport especially walking and cycling

OBJECTIVE
There are enormous and increasing
pressures on the road network in this
area which make it unpleasant, indeed
unsafe, to move around on foot or by
bicycle and to live here.

NEIGHBOURHOOD POLICY
1 Developments will be supported which
support the implementation of the traffic
management plan for the area (see Projects
below).
2 Developments will be supported which
minimise the use of local roads by through
traffic and construction traffic
3 Development proposals must contain
servicing plans which provide off road space
for large service vehicles
4 Large developments must propose a
defined time range for the arrival and
departure of large servicing vehicles

9.2 Encouraging pedestrians and cyclist to use routes away from major roads

OBJECTIVE
For health and quality of life reasons,
pedestrians and cyclists should be
encouraged to use routes other than
major traffic routes.

NEIGHBOURHOOD POLICY
1 Developments will be supported which
provide pedestrian and cycling routes through
the area away from major roads, including
over private property, through yards and
estates.
2 Developments will be supported which
signpost pedestrian and cycling routes using
TfLs Legible London standard

9.3 Car Parking

OBJECTIVE
The prevalence of on street parking
creates unattractive street scenes and
makes cycling and crossing roads risky.
The preference would be to reduce the
amount of off street parking.

NEIGHBOURHOOD POLICY
1 Developments will be supported which
provide on site car parking for the occupiers
of the site, for local residents and where
possible visitors to the area.

CIL Funding: Projects for funding by CIL should include

Traffic Management Study and Traffic Management Plan (see draft Terms of
Reference at Appendix D)
Legible London extend the pedestrian signposting scheme to a local green link
route between Kings College Quad, Guys Park, Leathermarket Gardens, Tanner
St Park (Brunswick Court), St John Horselydown churchyard and Potters Fields
Park
Implementation of approved Rights of Way:
Tower Bridge Road Bermondsey Street via Newhams Row
St Mary Magdalen churchyard to Tanner St Park
parklets

10)

Local Economy

10.1 Mixed Use Development

OBJECTIVE
Protect mixed business-retail-residential
in the Bermondsey St area, including,
where appropriate, the yards off the
street

NEIGHBOURHOOD POLICY
Any new development should provide retail
and business space on ground and first
floors. On Long Lane and Bermondsey St,
ground floor business space should be
retail.

New Southwark Plan policy

DM24 Development must retain or increase existing levels of business floorspace except where there is no
demand (demonstrated over 18 mths). DM26 Where existing SMEs are at risk of displacement from a
development there should be full consideration of the feasibility of providing affordable and suitable space
for existing occupiers in the completed development. DM27 In town centre planning permission will be
granted for a range of town centre uses, markets, commmunity, civic and cultural uses and residential
homes provided that the scale and nature of the proposal is appropriate to the role and catchment area of
the centre, and thatr the proposed uses do not harm the amenity of local occupiers or the vitality and
viability of the centre.
Reason/Evidence
There are 19 yards and alleys leading off Bermondsey St.
Residential

values are 30% higher than office (1000 per sq ft, as compared with 750 per sq ft for office space), and
therefore landlords are tempted to convert to residential.
The New Southwark Plan proposes that Bermondsey Street should become part of the London Bridge
District Town Centre which would enable the Council it to protect shop frontages and exercise some control
over the type of retail use to the extent that a single use eg restaurants will not be allowed to become
dominant, see DM 27 and 29.
Projects
Article 4 Direction to extend the current prohibition on turning office into residential

10.2 Business Space that can be used flexibly

OBJECTIVE
Encourage flexible business space that
can be used for either retail, office,
studio or workshop

NEIGHBOURHOOD POLICY
Changes of use as follows will be permitted
without prior planning approval: B1
(office/studio/light industrial) to A1 or A2
(retail shops, or services)

New Southwark Plan policy

None

10.3 Permitted Change of Use from Residential to Business

OBJECTIVE
Encourage change of use to workshops
from underused Council property eg
estate garages

NEIGHBOURHOOD POLICY
Changes of use as follows will be permitted
without prior planning approval: C3 or C4
(residential) to B1 (office studio, light
industrial)

New Southwark Plan policy

None
Reason/Evidence
NB Some spaces of this kind have been earmarked for new housing development, but as far as we are
aware not for new business space.
Projects

10.4 Night Time Economy

OBJECTIVE
Avoid night time economy uses

NEIGHBOURHOOD POLICY
Permission will not be granted for night
time economy uses which would cause
large numbers of people or vehicles to
move around the area between midnight
and 6am.

New Southwark Plan policy

see DM 27 as per 1 above and DM39 Planning permission will be granted for new leisure, art and
cultural uses...essemtial to regeneration and distinctiveness...evening and night time economies
leisure, art and cultural uses...essemtial to regeneration and distinctiveness...evening and night time
economies
Reason/Evidence

This area is part of London's Central Activities Zone where uses are expected which will
attract large numbers of people day and night. Indeed the 2015 Southwark Retail Survey
identifies the CAZ as an area where new theatres/nightclubs would be appropriate.
However, large numbers of people moving around at night will destroy amenity for
residents (as we previously found with Cable nightclub in the arches).

10.5 Active Frontages

OBJECTIVE
Active frontages

NEIGHBOURHOOD POLICY
Active frontages should have clear
glazing, visually permeable, internal
security grilles and night time lighting.

New Southwark Plan policy

DM10 Planning permission will be granted for developments that....provide active frontages and
ground floors and building entrances that promote activity and successfully engage with the public
realm. DM29 permission will be granted for change of use of protected shopping frontages only where
the new use requires visits to the premises by members of the public and there is no demand for the
current retail use (over 18 months)

Reason/Evidence
Copied from the draft Bankside Neighbourhood Plan

10.6 Historic Shop Front Style Guide

OBJECTIVE

NEIGHBOURHOOD POLICY

On Bermondsey St preserve historic

shop frontage design

Alterations to historic shop fronts will

only be permitted in line with the style
guide.

New Southwark Plan policy

DM15 Planning permission will only be granted for development that enhances the conservation area
Reason/Evidence
Timber frames, small panes, not plate glass
Projects
CIL to fund a study to define the style guide

10.7 Independent Retail

OBJECTIVE
Encourage independent retail

NEIGHBOURHOOD POLICY
Permission will not be given to a
proposal to combine or extend small
retail units where the resulting unit
would be more than 80 sqm. Schemes

which provide 'ready for immediate

occupation' will be encouraged
New Southwark Plan policy
DM26 as per 1 above
Reason/Evidence
bigger retail spaces could attract chains which would compromise the attractiveness of the area with
its ecology of small independent retailers.
Doug McNabsuggests we survey the si\ze of retail units in the area as part of our evidence base.He
also suggests we refer to the contribution made by small shop fronts and independent businesses to
the character of the area, referring to the conservation area appraisal.
The view in the draft Bankside Neighbourhood Plan is that to be ready for immediate occupation, a
retail space needs to have 1. a basic shopfront and entrance 2.a screeded floor ideally with
appropriate covering or finish 3. basic wiring for ceiling lighting 4. basic WC 5. plastered walls to
receive the tenant's own paint 6. basic heating

10.8 Small Businesses and Start Ups

OBJECTIVE
Encourage small businesses

NEIGHBOURHOOD POLICY
Where a proposed scheme has business use
on the ground and first floors, at least 50% of
that space must be provided as small
business units less than 80 sq m

Reason/Evidence
Doug McNab suggests we need to explain why that won't stop developers from bringing schemes forward
which would benefit the area eg in terms of jobs for local people.

10.10 Affordable Business Space

OBJECTIVE
Ensure a continued supply of affordable
business/studio space for start ups.

NEIGHBOURHOOD POLICY
In any scheme with 2 or more small business
units, 50% of the small business units must be
provided at affordable rent

Reason/Evidence
Affordable is defined in the Central Activities Zone SP G as being max 50% of prime property rent

10.11 Meantime Uses

OBJECTIVE
Support temporary use for business,
retail or community purposes in space
which would otherwise be empty

NEIGHBOURHOOD POLICY
Permit change of use (without planning
approval) from A2,3,4,5 to A1 for a period of u
to 2 years

Reason/Evidence
To encourage meanwhile uses of vacant frontages which otherwise depress the area, discourage foot traffic
which damages other businesses

Appendix A Map of Area A

Appendix B Height of Building Contour Map

Appendix C Revised Conservation Area boundary

Appendix D Draft Terms of Reference for the Traffic Study and Plan Project
Objective: To carry out a study of traffic flows, model expected changes following
current and approved developments, including the redevelopment of London Bridge
Station, and develop a traffic management plan that ensures:
local roads, including Bermondsey St, provide access to the area
and are safe and attractive for local traffic, pedestrians and cyclists
through traffic, large vehicles and construction traffic uses main
roads only
air quality is improved.
Scope: The area for study and plan is the block bounded by:
Tooley St (north)
Borough High St (west)
Great Dover St (south)
Tower Bridge Rd (east)
Including the road and path areas under the railway arches, the
responsibility of Network Rail.
This is a larger area than the neighbourhood plan area, but it is necessary to
consider the block as a whole to optimise routes and make best use of the road
capacity.
Considerations: The work should take into account:
Plans for the Ultra Low Emissions Zone
Other expected or potential regulatory changes
Cycle Superhighway and Quietways plans
The full range of traffic management options
o Traffic calming measures
o Shared surfaces
o Segregated paths and cycleways
o Restrictions on the size and weight of vehicles on certain
roads
o Freeing up road space by reducing on street parking
o Road narrowing and closures
o Widening pavementsw
o Improving visibility by reducing on-street parking
o Creation of new pedestrian routes through parks, rights of
way behind buildings, private courtyard estates and other
alternative routes which offer an alternative to the noise and
poor air quality of main roads