So now we know. The Leegate development will be called – Blackheath Gate.
Residents – how do you feel about the name of Lee being replaced by Blackheath, which although nearby, is a mile up the road? Post your replies below.
London Square’s marketing blurb makes no mention of Lee, even though the development is on Lee Green crossroads, the historic centre of the area. Meanwhile it mentions the proximity to “Blackheath Common” which as every local knows is not what it is called.
“With 562 new homes planned, the development is set within a highly sought-after area that strikes a harmonious balance between urban convenience and local charm. Residents will enjoy easy access to the independent shops, cafés, and traditional pubs of Blackheath Village, while Blackheath Common provides expansive public green space perfect for outdoor leisure and relaxation.”
Lewisham Council has finally published the minutes of an online public meeting about Leegate, which was held on October 2nd.
The minutes record that London Square at one stage considered a 20 storey tower block at the Lee Green crossroads, before eventually settling on 17 storeys. They also set out London Square’s argument for overriding the Lewisham Local Plan constraint on buildings higher than twelve storeys in Lee.
Mark Gibney, from London Square’s planning agents Montague Evans told the meeting:
“It’s not actually in policy. The policy sets out 10 to 12 storeys and says that buildings shall not normally be more than that height. There’s then lots of other policy around that – even if you had a building of 10 to 12 storeys, there is a requirement for a developer to undertake detailed analysis, which we undertook.
“Policy requires a comprehensive Townscape assessment and analysis of the impacts of the development on views on the sensitive receptions of the conservation areas, manor house gardens and surrounding streets. Galliard Homes did that assessment and submitted a 15-storey building, which the Council approved. Precedent for buildings over 12-storeys is established by that. However, that isn’t necessarily where it finishes because if you undertake the detailed assessment that we’ve talked about and you recognise that this is one of the best regeneration locations in this part of the borough identified as such by the Council, then it stands that there is potential for significant regeneration and significant height.
“We did look at and test a lot of options including buildings up to around 20 storeys and concluded that was probably too much and settled at the 17-storey approach.”
Adam West of the architects CZWG added “If you think about the design benefit of the taller building, it does improve the proportions of that building. We’ve worked hard at giving it a more slender appearance through the extra two storeys, but also by adjusting the balconies. So the idea of a taller building at this location is very much seen as good practice in town planning terms .”
The online public meeting was attended by people who had submitted comments on London Square’s application to amend the planning consent originally granted to Galliard.”
New hoardings are being erected around the Leegate site. Concrete blocks and a timber framework have appeared on Eltham Road near the Lee Green crossroads. Several trees on the pavement and concourse, as well as the history information panel, are now enclosed inside the cordon.
Full scale hoardings have been erected round the corner on Leyland Road. The Lee Manor Society has asked London Square for an update on its timetable for starting to clear the site, while it awaits the amended planning consent it needs to start building.
We understand the original hoardings were erected to secure the site and London Square is now replacing them with their normal ‘branded’ hoarding.
An online meeting with representatives of the company proposing to redevelop Leegate served only to increase local frustration with the planning process. The meeting with London Square on October 2nd, arranged by Lewisham’s planners, failed to satisfactorily answer concerns raised by the Lee Manor Society, Lee Forum, the Blackheath Society and other local residents.
Proposals to increase the number of dwellings, raise the height of most of the blocks and provide only minimal parking – described by the developers as ‘minor’ – are in the view of the Society, anything but minor. Yet the council appears willing to consider allowing London Square, using what is known as the ‘Section 73’ process, to classify these as ‘minor material amendments’ to planning approval given in 2024 to Galliard Homes, the previous owner of the site.
Forty individual residents and local conservation groups including the Lee Manor Society that had lodged objections or comments to Section 73 were invited to submit questions in advance. On the night the questions were put to the developer’s representatives by one of the Lee Green councillors, Eva Kestner. Her method to group questions – the Society had five – together in single blocks, allowed London Square to avoid responding to individual issues.
Lee Manor Society’s representatives at the meeting felt London Square glossed over a number of significant issues in trying to get to grips with everything that was put to them, Those listening into the responses were unable to challenge the developer.
Aspects of the proposed development which were aired during the meeting included:
The lack of parking for deliveries or anyone working in the flats (for example plumbers, electricians, decorators.) It’s now well known that there will be no parking for residents, except Blue Badge holders.
London Square insisted there would be two “commercial” spaces for deliveries and tradespeople but it seems these will be in the existing lay-by on Eltham Road.
London Square pointed out that for most of the day (except between 10 AM and noon) there is free parking in the neighbouring streets. This approach may not be popular with residents.
London Square confirmed that in order to squeeze in more homes they had reduced the planned size of the one-bedroom flats. Some of those attending said the proposal indicated the flats would be little more than “rabbit hutches”. Several residents at the meeting repeated their belief that London Square was simply trying to maximise its profits – which the developer denied.
The plan for an 17-storey tower block facing the Lee Green Crossroads was challenged as being at odds with Lewisham’s adopted Local Plan which recommends (normally) a maximum of 12 storeys in the area. Lewisham was represented at the meeting by Geoff Whitington, principal planning officer in the council’s development management team but his role was solely to listen to the questions and comments, and he did not respond to this or any other points. The Lee Manor Society had met Mr Whitington in August to express our concerns about the proposed ‘minor’ changes.
Lewisham planners have promised to issue minutes of the meeting within the next week.
