Glendale is to trial afternoon patrols in Manor House Gardens in a bid to combat the wave of anti-social behaviour there.
The company, which is contracted to manage the Gardens, will mount patrols between 4 pm and 6 pm for the next two weeks, and will monitor activity near the Taunton Road entrance where the worst trouble has occurred recently.
The Chair of the Friends of Manor House Gardens welcomed the move and added “If successful, we would expect this to be extended over the school holidays with additional patrol officers recruited as required.”
In the last week vandals have torn down the netting in the football/basketball court, and wrecked the lock on the tennis courts. Both are now closed to the public.
Vandalised nettingDamaged tennis court lock
The Friends have invited Glendale and Lewisham Council to commit to a zero-tolerance policy of anti-social behaviour in the Gardens and provide the resources to stamp it out. The Friends, and Pistachios café, have both offered to help fund additional measures, if necessary.
The Friends have told Glendale and the Council “We are disappointed about the slow progress of CCTV installation which has now stalled over the last 12 weeks. We understand the challenges but require both of you to commit to get this back on track in the next 2 weeks with a clear delivery timeline.”.
He is also due to meet the Police soon, when he will push for a more proactive approach to criminal behaviour in the park.
The Friends say “Although the council considers Manor House Gardens to be in an affluent area of Lewisham most of the our visitors are not. It is the poorest in our community who are impacted the most from not being able to use the park safely.”
London Square says there should be no concerns about the wind effects of the proposed tower block, which may be as high as 18 storeys.
The developers were responding to a comment posted on this website by a Lee resident Tony Branton. Mr Branton, a retired architect, asked:
“Given the heights and close proximity of buildings in this high-density development, have modelling studies, including wind tunnel and fluid dynamics testing, been undertaken to determine the micro climate that will be created in high wind conditions? External high winds passing through the completed development and in between the buildings will be accelerated. This can create difficult conditions at street level due to the ‘downdraught effect’ and ‘channelling effect’ the new buildings are likely to create in windy conditions.
The higher the buildings are the worse this wind acceleration will be. The new residential tower will increase these effects particularly given its exposed location at the north west corner of the site development. Lee residents who have experienced accelerated high winds at street level at that corner, with the 8 storey existing office tower currently located there, should be aware that these are likely to increase. The more so with the latest proposal to increase the height of the residential tower to 18 storeys.
Predicted climate change is expected to lead to increased wind speeds in London, particularly during winter. The UK Climate Projections report (UKCP18) suggests that winter wind speeds will increase in the second half of the 21st century, and the frequency of winter storms will also increase. This is well within the expected lifespan of the proposed development.”
London Square has subsequently confirmed that the original planning submission was supported by a Wind Microclimate Assessment, which was included as part of the original Environmental Statement. The report, which you can read in full here, says:
“Following the introduction of the proposed development, wind conditions are predicted to meet the criteria for pedestrian safety and to be suitable, in terms of comfort, for existing and proposed uses.”
London Square says it will provide an updated report when it applies to Lewisham Council to increase the height of the tower to 18 storeys.
Look away and the Leegate development has added another storey or two to its overall height and a small town to its dwelling numbers. When the Lee Manor Society began scrutinising plans for the demolition and rebuilding of the tired 1960s shopping centre more than a decade ago we felt more housing would make sense. The original centre had only 36 apartments on its upper levels.
What we have seen as the project has moved through a series of developers – St Modwen, Galliard homes and now London Square – is an inexorable increase in the number of dwellings – to 640 – and a decline – responding to retail market trends – in the size and number of shops. This now threatens to destroy the largely low-level character of Lee Green crossroads and put an intolerable strain on local services.
It also threatens to impinge on the skyline of the Lee Manor conservation area and of Blackheath. These distant impacts were considered in the original plans and thought acceptable but at 18-storeys are unlikely to comply.
The Society has argued against the increasing height and bulk of development with a particular focus on the size of the corner block, now 15 storeys but threatening to rise to 18 storeys. This would tower over the surrounding three and four-storey Victorian and older buildings that make up the crossroads. The original Leegate rose to between eight and 10 storeys but these were to a degree set back from the pavement.
Developers have argued that nearby Leybridge Estate is a high rise development but it is set back in extensive landscaping so less noticeable from the road. One effect of the Leegate development will be to increase wind gusting around the base of the buildings making nearby pavements even less attractive to pedestrians.
London Square, the latest developer, is retaining the central partially grassed square which emerged in earlier plans, but this will also be increasingly overshadowed by the tall buildings that surround it. If the tiny Confluence Park in the recent Lewisham town centre development is anything to go by the square will be an enclosed and unwelcoming space.
Lewisham seems intent on spreading the high-rise model adopted for the Lewisham Gateway development recently completed next to the station. This scheme was shortlisted in 2018 for Design Magazine’s Carbuncle Cup, an award intended to highlight the bad architecture blighting Britain’s towns and cities. “It seems to me … they haven’t really regenerated anything at all,” commented Thomas Lane, the magazine’s editor.
Lewisham planners have shown little understanding of these issues and have ignored local opinion from the outset. The original St Modwen plan for a large supermarket – directly opposite Sainsbury’s large supermarket – with a 300-space parking area on the roof was waved through. This despite the inevitable impact on local traffic levels on Lee’s already crowded main roads. Changing retail trends made a large supermarket no longer viable and it was later dropped. Lewisham’s planners played no part in this.
So what can the Society and local residents do? The council’s local plan sets a recommended limit of 12 storeys on building at Leegate and at other local district centres but this had not gained full council sign-off before Galliard won planning consent in 2023. If London Square is required to make a new planning application this limit would presumably apply. Any substantial change to the approved application would require a new application though London Square is attempting to argue its changes are acceptable and should not trigger the need for a new application.
Can we expect the council to take a robust view and listen to the people who live locally? It has previously subordinated all other considerations to a single target: more housing – itself a result of central government failings in housing policy over the decades – and will be tempted to continue along this path.
To be clear, the Lee Manor Society acknowledges the need for more housing – especially affordable housing – in the Borough, so long as there is infrastructure to support it. Our objection is to such a high tower block.
The scheme is on its third developer and Lewisham will be reluctant to lose this one. Resident’s patience has been stretched by the long delays and the run-down state of the site with some arguing anything would be better than what we have now.
But giving in to planning fatigue would be wrong. We hope for little from the council’s planners but will continue to fight and hope the regulations in place will constrain them. One recent resident revolt over a low traffic neighbourhood in Southwark won the backing of the courts and the scheme was overturned. It seems citizens have to go to the law to assert their rights against rogue councils. But this would be an expensive option with an uncertain outcome. We urge residents who oppose attempts to enlarge the scheme to continue to object.
Objections can be made on to the planners on planning@lewisham.gov.uk with the application number DC/25/140113 and providing your name and address. You can also write to to Planning Department, Lewisham Council, Laurence House, Catford Road, London SE6 4RU. Or you can contact your local councillor or the Mayor – you can find their contact details here: https://councilmeetings.lewisham.gov.uk/mgMemberIndex.aspx?FN=ALPHA&VW=LIST&PIC=0
London Square has made its first move towards getting permission to raise the height of the planned Leegate Tower to 18 storeys.
It has submitted a planning application to Lewisham Council to make a small but crucial alteration to the original planning consent granted to Galliard, which London Square took over when it bought the site.
In their covering letter (which you can read here) London Square are asking Lewisham to remove just five words from the original description of the project: ‘15-storeys (including basement level)’.
If granted it would mean the consent would read: “Proposed development at Leegate Shopping Centre SE12, bounded by Burnt Ash Road, Eltham Road, Leyland Road and Carston Close, for the demolition of existing buildings, and the construction of buildings to provide a comprehensive mixed use development including residential (Use Class C3), flexible commercial floorspace (Use Class E), a community centre (Use Class F2) and a public house (Sui Generis), together with associated public realm, landscaping and highways improvements, vehicular access, car parking and servicing arrangements, cycle parking and stores, and all other ancillary works.”
London Square make clear in their letter that this is the first step towards getting permission to raise the tower to 18 storeys – an approach agreed with Lewisham planners. They say: “ Therefore, the Applicant is seeking to amend the description of development by removing the words ‘up to 15-storeys (including basement level)’ to allow the abovementioned amendments to come forward. This approach has been agreed with London Borough of Lewisham officers in advance of submitting this S96a application.”
Lee Manor Society’s planning expert Michael Haste explains “If they do not do this then any further application to increase the height of the main tower (and to increase the number of housing units) will not comply with the previously approved application description and therefore could not be a ‘non-material change’.”
Michael says it’s likely Lewisham will OK this, because it is only a loose description which is being changed, but this is by no means certain. If passed London Square would then be free to make a further application under Section 73 of the Town and Country Planning Act 1990, asking for a “non-material” change to conditions of the original planning consent issued in November 2024, which could allow London Square to vary both the height of the main Block A tower accommodation as well as increase the number of residential units over the whole development.
It will be up to Lewisham Council to decide if adding three extra storeys to the main tower of the development is “non-material” or not. Michael says “Objectors would have to try to show that the current height of the tower was a hard-fought over issue at the time of the original application and that increasing its height further would be in breach of Lewisham’s own design and planning guidelines.”
Those guidelines – under which Lewisham would not generally allow tower blocks higher than 12 storeys in the ‘Lee Green District Centre’ area – could be critical. They are contained in Policy QD4 of Lewisham’s own Local Plan which is not expected to be fully adopted until Summer 2025 at the earliest.
The application number is DC/25/140113 and objections need to be filed to the Council by at least June 12th 2025. If you want to comment on the proposals you can do it on the planning website, but you can also write direct to your councillors and the Mayor. You can find all their contact details here.
