Contentious plans to build a major residential tower promising 50% affordable homes on London's Battersea Bridge are set to be refused by Wandsworth council in what will likely place the new Labour administration's views on where high density housing is appropriate in the spotlight.
Rockwell Property's plans for The Glassmill at 1 Battersea Bridge Road go in front of Wandsworth council's planning committee on Thursday with planners recommending it is refused.
It has prompted a strong local response, including opposition from celebrities such as rock stars Mick Jagger and Eric Clapton, since its first proposals emerged, particularly in view of the height of the scheme.
In particular it would set a new precedent for tall buildings in the area. The Wandsworth Local Plan, adopted in July 2023, permits tall or mid-rise buildings only in specified zones along the riverside, with the site falling outside of these zones. The height limit for the Glassmill site is set at storeys or 18m, whichever is lower.
Rockwell originally planned to build a 39-storey tower on the site, which it subsequently cut to 34 storeys in a formal planning application to Wandsworth Council in April of last year.
Rockwell updated the Farrells-designed plans in October by further cutting the height of the tower to 28 storeys and part 10 storeys, including the ground floor. It also increased the planned level of affordable housing from 35 per cent to 50 per cent.
The plans are for 110 homes if approved – including 54 affordable homes, which would be offered at social rent. It would have workspace for small businesses and a community hub for local charities. it would also include a gym and a restaurant. It would replace a part five-storey, part six-storey 50,000 square foot office called the Glassmill.
US private equity firm Cerberus is backing Donal Mulryan's Rockwell Property on the plans.
Wandsworth's Design Review Panel met for a second time in March to consider the proposals. It welcomed revisions to the plans but said the tight timescale and lack of definition on some aspects of the proposals a month from submission were of concern. It said it is not convinced that the public benefits offered as mitigation are sufficient and said it still seems like overdevelopment on a tight and constrained plot.
It added that it remains unconvinced that marking the bridge is an argument for a tall building in the location. It suggests the team be given further time to fully address all matters raised. Planners are now recommending the scheme is refused.
A refusal would test the Labour Party administration's parameters for supporting high-density residential development in the capital. It has made an ambitious pledge to build 1.5 million homes across the country during its first term in office, with London particularly falling behind targets in recent years. There is continued interest in which locations Labour will support for this housing boom, with the choice a relatively binary one between high density housing in urban areas and building more and more on the grey and green belt. There is consensus that to meet the targets the government will need to support both.