Decision on 20 storey tower in Brixton, blocking light from homes and slammed by hundreds of residents, is postponed

By Grainne Cuffe, local democracy reporter

Planners ran out of time to decide on whether to allow a 20-storey block to loom over a town centre amid 700 complaints from residents.

The plan, dubbed “monstrous” and “mediocre” will now have to be debated by Lambeth planning committee after a near four-hour meeting failed to vote on it.  

Committee chair Clair Wilcox put forward a motion to defer just before the planned cut-off time of 10.45pm. 

The scheme, a joint venture by AG Hondo Pope’s Road BV and Hondo Enterprises, involves a 19-storey plus ground floor office block connected to a nine-storey block, and includes dedicated community space and a public square.  

Hondo bought Market Row and Brixton Village in 2018, while the site concerned is home to Sports Direct in Pope’s Road. 

The application received more than 700 objections and few comments of support – though planning officers said more than 140 comments of support had been submitted since, including 31 market traders.  

Officers acknowledged that the tower would cut off “major” amounts of daylight to some homes, and that the height was a departure from local plan policy. 

But they recommended the scheme be approved because of the proposed community space, improvement to local transport infrastructure, new public square and toilets, as well job creation and office space. 

Recordings from three objectors, including Alan Piper from the Brixton Society, the Dulwich and West Norwood MP, and planning consultant Alice Cook, were played.  

Mr Piper said the “exceptional number of objectors” state “loud and clear that this is not the right plan”.  

“Its benefits are minimal compared with the harm it will do to Brixton,” he said, and referenced Historic England, which said the “damage to the town centre conservation area represents an unacceptable impact”.  

MP Helen Hayes said the proposed building is “more than twice the height of any other in the conservation area and is mediocre and bland”.  

“It would not enhance the character of the conservation area or celebrate the identity of Brixton, but it would overshadow many of the surrounding businesses, homes, and public spaces […]” she said.  

Ms Hayes said coronavirus had “profoundly changed” working patterns, with “hundreds of thousands of Londoners now working from home”. 

“There is no evidence that there is demand for expensive, new build office space in Brixton,” she said, adding that without demand such a build “could be converted into luxury housing without the need for planning permission”.  

A planning officer later suggested that the condition that the block must be used for office space could be written into the section 106 agreement to make it harder to convert into residential use.  

Ms Cook said there were a number of “serious transgressions” in the daylight and sunlight report, and that the “applicant […] attempts to justify these shortfalls by applying alternative target value”.  

“These have no scientific basis and are based on the opinion of the applicant surveyor, rather than the established parameters,” she said, adding the loss of light would have a “detrimental” effect on homes. 

Hondo owner Taylor McWilliams, said the lack of office space in the area “is preventing growth, local jobs, and opportunities” and that businesses starting in Brixton “often have to move as they grow”. 

“Our proposals look to address this problem by creating a critical mass of 200,000 square feet of office space, which will in turn bring 2,000 jobs to Brixton, £2.3 million in annual business rates, and create £2.8 million a year in extra spend for the local economy,” he said.  

He referenced the proposed community space, which would be “programmed by Brixton Projects”.  

“Brixton Projects will ensure that it’s local people who manage and facilitate all community activity space within the market,” he said, adding that there will continue to be a focus on “small independent traders” in the affordable work space on offer (10 per cent).  

Two planning consultants also spoke in favour of the plans. 

Oliver Sheppard said the site is “currently underperforming its potential” and “provides a fantastic opportunity for work space, markets, food and drink, leisure, and a community hub”.  

Hannah Wilcock spoke about the funding that would go into the area if the plans were approved. 

“The total section 106 package is worth £17.8 million,” she said.  

But committee members who spoke before the guillotine fell seemed inclined to reject the plans.  

The viability of office space was raised numerous times – the principal planning officer referred to a “large” survey that said 89 per cent of respondents “believe that the office will remain a necessity”, but did not know who exactly was surveyed and how many when pressed by a councillor. 

Councillor Becca Thackray, Cllr Ben Kind, and Cllr Joanne Simpson indicated they could not back the scheme as it stands.   

Cllr Simpson said the design was “absolutely monstrous”, that “the height, the scale, the massing, and the bulk is wholly inappropriate” for the area and “would completely change the character and appearance of Brixton in a way which would be irreversible”. 

She said despite some positives “a lot of the points put forward as a public benefit […] are just policy compliant”.  

Cllr Mohammed Seedat said it was the “applicant’s risk” whether or not an office building would survive, but was “not convinced” about the massing or the design.  

The chair said there were “mixed opinions” and given the “seriousness” of the application it “might be safer” to defer the decision.  

The motion was agreed five to two, with Cllr Kind and Cllr Jessica Leigh opposing. 

The application will be considered again within four weeks.