Artist’s impression of Galliard’s proposed development
London Square, the new owners of Leegate, are aiming to increase the numbers of homes in the development, possibly by as many as 50. Currently there is planning consent for 562 homes, of which 389 would be private and 173 “affordable houses.”
In an exclusive briefing to the Lee Manor Society, London Square’s Development Director Ricardo Rossetti indicated his company is keen to raise the number of units to maximise the return on its investment,
“The advice I gave the board was that if we were to look at providing a much stronger affordable housing offer, there may be an opportunity to improve our returns,” he said.
The firm had originally asked him if he could add another 100 homes, Mr Rossetti told them that wouldn’t be possible, adding “If we are able to find 50, we would be doing well.”
London Square is hoping to increase the number of affordable homes from 35% of the total to somewhere between 38% and 41%. These would be a mixture of rentals and shared ownership. The advantage of increasing affordable homes is the generous grants on offer from the London Mayor. London Square has its own affordable housing arm, Square Roots, but is talking to the Clarion Housing Association which already operates in Lee.
The firm intends to achieve the increase by reducing the amount of commercial space in the development, and by adding extra storeys to the lower rise blocks. There is no plan at the moment to increase the height of the 15-storey tower block on the Lee Green crossroads, but they may remove the planned basement floor.
The other major change the firm envisages is the removal of the proposed first floor podium which would have provided upper storey flats with outside space. This would introduce natural light into an area originally allocated for parking, allowing for the inclusion of more homes. However, it will depend on successfully passing daylight tests.
Mr Rosetti confirmed the development will now have no allocation for parking, except disabled spaces, in line with Lewisham’s stated ambition to reduce traffic in the borough.
London Square wants to move the planned medical centre from the floor to the ground floor, in an area which would have been shops. This will free up first floor space for more homes. It isn’t clear yet what services would be provided in the medical centre; that will be decided by the NHS South East London Integrated Care Board.
London Square now envisages there will be a “basket” supermarket (i.e. for small shops) in the development. It is talking to Aldi and Lidl but so far has no deals in place.
However, it is going to have to amend Galliard’s original plans because of new legislation (post the Grenfell fire) which requires buildings higher than 18 metres to have two staircases. This will mean that the proposed supermarket area would have a staircase in the middle of its floorspace.
Mr Rosetti thinks that new problem, along with what he terms “planning fatigue” was responsible for Galliard pulling out of the development and selling to London Square.
“We’re spending time going back, reviewing their scheme, and trying to improve on what I think is actually a very good base. So now I have inherited this situation and obviously I’m approaching it with fresh eyes. We’re not trying to reopen the application in its entirety, but we would be looking to try and make the commercial units work a little bit harder.”
Current plans for Leegate.
The building schedule it envisages is to start with the South East situated Block B (on the plan it is on the Leyland Road corner). That would be followed by Block A (the 15-storey tower) and finally Block C (South West position) on Burnt Ash Road. They hope it will be all completed within between four and a half and six years. The price of the private housing is expected to be similar to London Square’s development in Woolwich., although at the moment there are no figures for that quoted on their website.
Mr Rosetti confirmed that the planned Community Centre would remain, alongside the ground floor medical centre, although moved to the south-east corner of the central public square in a slightly different position from the original plan. Their plans also include a pub, but it’s understood this is unlikely to be a Wetherspoons replacing the Edmund Halley. Wetherspoons closed it for commercial reasons, rather than because of the impending Leegate development. There will be a half basketball court on the south-east corner, but at the moment there is no proposal for a playground. A mural is planned near the public square
London Square aims to put up hoardings around Leegate within a month. It has started tendering for the demolition and asbestos removal, and is optimistic that work can start within six months and be completed by the end of this year. “In an ideal world, I will get planning consent completed just ahead of the demolition work finishing,” said Mr Rossetti. London Square has already had two preliminary meetings with Lewisham planners but there will need to be many more detailed negotiations.
The original architects Rolfe Judd have been replaced by CZWG. A full-scale public consultation will be held in May, including an exhibition and public meetings which may be held in Leegate itself if it is safe.
London Square has already started boarding up the site, and the graffiti artists weren’t far behind.
Leegate has been sold by Galliard Homes to London based developer London Square, the third owners in four years. Galliard had acquired the site in 2021 from St Modwen, and had secured planning consent for a major residential and retail development.
It is understood Galliard went cool on the project because of the difficulty in finding retail businesses to occupy the commercial space. It seems likely London Square will ask Lewisham Council to vary the plans to reduce the shopping space, and add more homes.
London Square says work will start on the site later this year. Its website says: “London Square plans to deliver an attractive mixed use destination development, with high quality homes featuring communal areas in a landscaped setting with retail, leisure, restaurants, cafes, and a medical facility. The redevelopment will bring a new focus to the heart of Lee town centre in the London Borough of Lewisham.
“Acquired from Galliard Homes, there is currently planning in place for 562 homes, comprising 389 private and 173 affordable houses, with 4,538sqm of ground floor commercial space. London Square will work with the London borough of Lewisham to increase the level of residential options in an area where there is a shortage of new build homes being delivered.”
It is London Square’s 14th purchase since being acquired by the Abu Dhabi based company Aldar at the end of 2023. It claims to have a strong track record in the area, having delivered an award-winning development in the centre of Greenwich, and also providing 100 per cent affordable homes on behalf of affordable registered provider Square Roots in Lewisham.
Adam Lawrence, London Square’s Chief Executive Officer, said: “This acquisition will herald a new chapter for Lee town centre, with much-needed homes and a new retail and leisure destination to attract the existing community and new residents. We look forward to working with the London Borough of Lewisham to get the re-development under way later this year.”
London Square website impressions of the development
Work on the redevelopment of Leegate is being delayed while Galliard continues to negotiate with remaining tenants.
Jonathan Bloom, the Head of Public Affairs at Galliard, has told the Lee Manor Society: “We are currently dealing with issues around vacant possession and will have further information once these issues have been resolved.”
The Society understands that Galliard’s negotiations with Lewisham Council on its Section 106 agreements are now all complete, and they have full Planning Consent to get started. The first stage will be asbestos removal followed by demolition. We were originally told that would get underway early in the New Year, but that timescale has already slipped.
Artist’s impression of how the Galliard development will look.
The Section 106 agreement is the blueprint for what Galliard has to do to qualify for its planning consent from Lewisham Council for the redevelopment of Leegate. It covers a wide range of commitments which will be important for the local community.
The Lee Manor Society planning expert has been through the full document and produced a summary of the main points. This is the Leegate Centre Section 106 Agreement/Deed that has been entered into by the parties noted on page 1 (essentially the Council, the Developers and financiers).
1. To provide a minimum of 173 Affordable Housing Units in the Development, which minimum number shall be delivered in accordance with the unit size mix and tenure shown in the Table in Schedule 1 Part 1 para 2.
2. Not to carry out any Above Ground Works in respect of Block B or Block C until the Affordable Housing Scheme for the relevant Block has been submitted and approved in writing by the Council.
SCHEDULE 1 – AFFORDABLE HOUSING – PART 2
3. The London Affordable Rented Housing Units to be provided in Block B (if any) and Block C (if any) shall be provided in accordance with the Affordable Housing Scheme for Block B and Block C respectively and shall be subject to rents as set out in Schedule 1 Part 2 para 11.
4. The Shared Ownership Housing Units to be provided in Block B (if any) and Block C (if any) shall be provided in accordance with the Affordable Housing Scheme for Block B and Block C respectively.
SCHEDULE 3 – WHEELCHAIR HOUSING
5. The Owner shall Complete the Wheelchair Housing Units by no later than the date of Completion of the non-Wheelchair Housing Units within the Block within which the Wheelchair Housing Units are to be provided.
6. The Owner shall construct and fit out 10% of the London Affordable Rented Housing Units as Wheelchair Housing Units (‘Affordable Rent Wheelchair Units’).
7. The Owner shall construct 10% of the Shared Ownership Units as Wheelchair Housing Units (‘Shared Ownership Wheelchair Units’).
8. The Owner shall construct 10% of the Market Dwellings as Wheelchair Housing Units (‘Market Dwelling Wheelchair Units’).
SCHEDULE 4 –FINANCIAL CONTRIBUTIONS
9. The Owner shall pay to the Council the legal costs included in the preparation and completion of the Deed that forms the Section 106 Agreement.
10. The Owner shall pay a Monitoring Contribution (£39,853) to the Council solely towards the reasonable costs, fees and expenses incurred in connection with the administration, monitoring and discharge of the obligations in the Deed that forms the Section 106 Agreement.
11. The Owner shall pay the Air Quality Management Contribution (£50,000) to the Council prior to Commencement of the Development.
12. The Owner shall pay the First Carbon Off-Set Contribution (£100,000) to the Council prior to Commencement of the Development.
13. The Owner shall pay the Second Carbon Off-Set Contribution (50,000) to the Council prior to the date of the first Occupation of Phase 1 of the Development.
14. The Owner shall pay the Third Carbon Off-Set Contribution (£50,085.60) to the Council prior to the date of the first Occupation of Phase 2 of the Development.
15. The Owner shall pay the CPZ Contribution (£30,000) to the Council prior to Commencement of the Development to be applied by the Council for CPZ Review and Implementation.
16. The Owner shall pay the Legible London Contribution (£13,000) to the Council prior to carrying out any of the Above Ground Works.
17. The Owner shall pay the Phase 1 Local Labour and Business Contribution (£201,400) to the Council prior to Commencement of the Development in Phase 1.
18. The Owner shall pay the Phase 2 Local Labour and Business Contribution (£201,400) to the Council prior to Commencement of the Development in Phase 2.
19. The Owner shall pay the Off-Site Play Space Contribution (£183,000) to the Council prior to Commencement of the Development to be paid to the Council to be used towards off-site play facilities for 12-17 year olds in the vicinity of the Development which may include but is not limited to Edith Nesbitt Pleasure Ground and Manor House Gardens.
20. The Owner shall pay to each of the Existing Traders the Relocation Contribution (£5,000 per Existing Trader) no later than 20 Working Days prior to the relevant relocation taking place.
21. The Owner shall pay to the Council the Reduction in Commercial Floorspace Contribution (£230,661) prior to the Development in Phase 1 and Phase 2.
SCHEDULE 5 – HIGHWAYS AND TRANSPORTATION
22. The Owner shall prior to Commencement of the Development submit the Highways Phasing Plan to the Council for its written approval and shall not Commence Development unless and until the Highways Phasing Plan has been approved and has entered into the Highways Agreement. (Highways Works are set out in Annex A to Schedule 5 although it is incorrectly titled Annex to Schedule 6).
23. No later than 2 months following Commencement of the Development, the Owner shall submit the Car Club Strategy to the Council for approval and shall not carry out any works beyond Above Ground Works in the Development unless and until the Car Club Strategy has been approved in writing by the Council. (Car Club membership to be offered by the Car Club Operator to Occupiers free for the first 3 years from Occupation provided that at least one member of the household Occupying a Dwelling is eligible for membership under the rules of the Car Club). Continuation of membership after 3 years shall be at the Occupiers expense.
24. The Owner covenants with the Council not to apply for a Parking Permit in respect of any Controlled Parking Zone in connection with the Occupation of the Land or any Dwelling nor knowingly permit any owner or occupier of a Residential Unit to apply for a Parking Permit. The Owner shall inform each new owner or occupier of a Residential Unit (save in respect of a holder of a disabled person’s badge or one who subsequently becomes a holder) that they shall not be eligible to be granted a Parking Permit. These obligations shall apply to all future owner or occupiers of any Residential Unit.
SCHEDULE 6 – LOCAL LABOUR AND BUSINESS
25. The Owner shall fully participate in the Local Labour and Business Scheme and shall use Reasonable Endeavours to achieve a target of 30% Local People and Local Businesses as employees, suppliers and sub-contractors for and during the demolition and construction of the Development.
26. The Owner shall submit the Coaching and Enterprise Scheme to the Council at lease 3 months prior to Commencement of the Development, which shall provide for 4 hours of business support to Existing Traders.
27. No later than 6 months prior to Completion of the relevant Phase the Owner shall, in relation to each Existing Trader, ascertain whether such Trader intends to return to a Commercial Unit in the Development such that an approved Commercial Relocation Strategy may be reasonably deployed to assist such return. The Commercial Relocation Strategy shall include initiatives to Existing Traders generally based on those set out in the ‘Fourth Street Commercial Strategy’ dated May 2022 which accompanied the Planning Application.
28. Annex to Schedule 6 – Highways Works (contained at end of document – pages 94-95): contains the statement ‘The removal of TfL trees’ which is stated as meaning ‘the four trees located on land owned by Transport for London as shown on Plan 9 in Appendix 2’. However, I have been unable to locate these trees on the Plan indicated.
SCHEDULE 7 – COMMERCIAL UNITS
29. The Owner shall construct and Complete the Commercial Units in a Block to Shell and Core, prior to Occupation of any Dwellings in that relevant Block.
30. The Owner shall not Occupy the Commercial Units in a Block or any part thereof until the Commercial Units Marketing Strategy for the relevant Block has been approved in writing by the Council.
SCHEDULE 8 – COMMUNITY CENTRE
31. The Owner shall construct and Complete the Community Centre to Shell and Core prior to the Occupation of any Dwellings in the Phase that the Community Centre is to be located.
SCHEDULE 9 – PUBLIC REALM & COMMUNAL RESIDENTIAL AMENITY SPACE
32. The Owner shall prior to Above Ground Works in Phase 1 submit the Phase 1 Public Realm Phasing and Delivery Strategy to the Council for written approval and will not occupy any Block until the Phase 1 works is open for use by the public and a Public Realm Management Plan in respect of the Phase 1 Public Realm works has been submitted to and approved in writing by the Council.
33. The Owner shall prior to Above Ground Works in Phase 2 submit the Phase 2 Public Realm Phasing and Delivery Strategy to the Council for written approval and will not occupy the relevant Block until the Phase 2 works is open for use by the public and a Public Realm Management Plan in respect of the Phase 2 Public Realm works has been submitted to and approved in writing by the Council.
34. As from the date of Completion of the Public Realm the Owner shall permit the general public to have continuous access on foot and pedal cycles to and from and over such Public Realm subject to any Permitted Closures, any lawful requirements of the police or any other competent authority, and such public access shall be available free of charge at all times save for Permitted Closures.
35. Phase 1 – the Owner shall prior to carrying out any Above Ground Works in Phase 1, submit the Phase 1 Communal Residential Amenity Space Details and the Phase 1 Communal Residential Amenity Space Phasing and Delivery Strategy to the Council for approval. Prior to the opening of any Communal Residential Amenity Space in Phase 1 a Communal Residential Amenity Space Management Plan must be submitted to and approved in writing by the Council.
36. Phase 2 – the Owner shall prior to carrying out any Above Ground Works in Phase 2, submit the Phase 2 Communal Residential Amenity Space Details and the Phase 2 Communal Residential Amenity Space Phasing and Delivery Strategy to the Council for approval. Prior to the opening of any Communal Residential Amenity Space in Phase 2 a Communal Residential Amenity Space Management Plan must be submitted to and approved in writing by the Council.
SCHEDULE 10 – HEALTH FACILITY (Approx 800m2)
37. The Owner covenants from the date on which Planning Permission is free of Challenge and Finally Determined and for a period of no less than 12 calendar months to market the Health Facility Floorspace for use as a Health Facility by a Health Provider.
38. The Owner shall not Occupy the Phase in which the Health Facility Floorspace is located until it has constructed the Health Facility to Shell and Core standard.
39. The Owner shall not Occupy any of the Dwellings in Block A until the Owner and the Health Facility Provider (an NHS body) have entered into the Health Facility Lease.
SCHEDULE 11 – ADDITIONAL OBLIGATIONS
40. Prior to Occupation of the Development the Owner shall provide updated accurate and verified ‘as-built’ design estimates of the ‘Be Seen’ energy performance indicators for each Reportable Unit of the Development.
41. Upon Completion of the first year of Occupation of the Development of following the end of the Defects Liability Period (whichever is the later) and at least for the following four years after that date, the Owner is required to provide accurate and verified annual in-use energy performance data for all relevant indicators under each Reportable Unit of the Development.
42. Any under performance shall be investigated by the Owner and potential mitigation measures approved in writing by the GLA be identified and implemented as soon as reasonably practicable.
43. The Owner shall use reasonable endeavours to secure the retention of Rolfe Judd (architects) on an overseeing/ executive role throughout the discharge of the Conditions and until the Completion of the Development.
44. The Owner must provide the Public House as part of the Development and ensure it is retained as a Public House for the lifetime of the Development unless otherwise agreed in writing by the Council.
45. The Owner shall not Occupy any Phase which contains Public Realm until it has submitted to the Council for its written approval a Phase Specific CCTV Scheme for that Phase and until the CCTV for that Phase has been installed at the sole cost of the Owner in accordance with the relevant approved scheme and is operational and to maintain all installed CCTV cameras for the lifetime of the Development.
SCHEDULE 12 – COUNCIL’S OBLIGATIONS
46. Not to use any Financial Contributions other than for the purpose for which they are paid by the Owner and to repay (together with any accrued interest) any Contribution (or part thereof) not committed for spend or spent within 10 years of receipt by the Council.
