In a heated and at times exasperated planning committee meeting, councillors voted to approve the controversial redevelopment of the former Wandsworth gasworks site, including a 29-storey tower—despite widespread public objections, internal dissent, and concerns that the scheme flagrantly disregards local planning policy.
The application (2022/3954), covering a hybrid mix of detailed and outline proposals, includes 620 new homes (40% affordable by habitable room), retail and leisure space, and a major transformation of the River Wandle waterfront. At the heart of the plan is a 29-storey residential tower, which many residents, councillors, and local groups argued is wildly out of scale with the surrounding area and directly contravenes the Wandle Delta Masterplan and Local Plan policy LP4, which envisioned buildings between four and ten storeys on the site.
Councillor Humphries captured the sentiment of many: “If I were a concerned resident watching this meeting, I’d be perplexed. We’ve barely discussed the core issues — height, volume, scale — all of which this proposal contravenes.”
Public and Political Dissent
Public opposition has been vocal and sustained. The council received over 130 objections, including a 128-signature petition, and many argued that the height of the building would overshadow local conservation areas, damage the character of Wandsworth Town, and further strain local infrastructure such as Wandsworth Town Station and GP surgeries.
Councillor Boswell questioned the lack of proactive engagement with the NHS regarding increased healthcare demand, stating, “With hundreds of people on this site, a question around whether there is GP capacity would be pretty important.”
Others questioned the apparent erosion of trust in planning policy. “Residents find it increasingly concerning,” said Councillor Humphries, “that we have our policies, but override them when it suits us.”
Justifications: Context and Viability
Council officers and some councillors defended the decision, citing the “changing context” of the area, the site’s proximity to other tall developments like the 36-storey Ram Brewery tower, and the economic viability challenges of redeveloping a contaminated, derelict brownfield site.
Senior planning officer Karim Badawi stressed that while the height breached the Wandle Delta SPD, the scheme passed other policy tests, and its tall-building impact was assessed against GLA guidelines. “The cost of bringing the site back into use is really high, which necessitates a higher development margin,” he said.
The site’s status as underutilised and contaminated brownfield land—formerly home to a gas holder—was also cited. “Paragraph 125C of the NPPF gives substantial weight to using brownfield land,” an officer noted.
Balancing Act: Affordable Housing vs Policy Integrity
A major factor tipping the balance for approval appeared to be the 40% affordable housing offer, with 70% of those homes to be social rent, exceeding both the council’s 35% policy requirement and the Mayor of London’s fast-track threshold. However, most of these homes are in the outline phase and not yet fully designed, raising concerns about their delivery.
Councillor Goadley expressed discomfort with the scheme but acknowledged the trade-offs. “I didn’t get elected to support a 29-storey tower,” he said, “but I can’t see how it would be feasible to develop this site at only 10 storeys.”
Transport and Infrastructure Warnings
Despite a £353,400 contribution secured for “Healthy Streets” improvements and aspirations for better links to Wandsworth Town Station, councillors and local societies raised alarm bells. The Wandsworth Society and Putney Society both warned of overstretched transport, insufficient public realm improvements, and the lack of practical pedestrian and cycling connections.
A Precedent Set?
The decision follows a broader trend in Wandsworth, where planning approvals increasingly diverge from adopted policies. As previously reported by Putney.news in our March 20 article, “Wandsworth Skyline Battle,” the scheme became a litmus test for whether the council would uphold its own guidelines amid mounting development pressures.
That question now appears answered.
Despite objections from groups including the Wandsworth Conservation Area Advisory Committee, the Wandle Valley Forum, and the local MP, the committee voted to approve the application.
“It’s not just the height,” concluded Councillor Humphries. “It’s everything: daylight failings, amenity space, single aspect units — this doesn’t just bend policy, it bulldozes through it.”
Next Steps
With planning permission now granted, attention turns to the Section 106 legal agreement and the phased delivery of affordable housing. But for many, the battle may shift from the council chamber to community campaigns, as residents weigh legal or political responses to what they see as a broken promise on Wandsworth’s skyline.
