A planning inspector has overturned Greenwich Council’s refusal of a 13-storey block of flats in Woolwich with no “affordable” housing.

The council had also said the development, on the site of the Albion pub, would have a detrimental effect on views of a Grade II-listed chimney opposite, a surviving remnant of the old royal dockyard.

Lakeview Estates won its appeal after Greenwich withdrew its objection about the lack of “affordable” housing – the legal term for social-rent, shared ownership or other homes made available at a discount – after accepting that the developer would make a loss if these were included.

Views of the chimney and the Thames Barrier conservation area would not be harmed to the degree that the council had claimed, the inspector, Jonathon Parsons, found after a public inquiry.

The appeal victory comes as work on the first section of Trinity Park – the rebranded Morris Walk Estate – is approaching completion just behind the disused pub, with blocks of a similar size to the one Lakeview is planning.  Trinity Park is a joint project between another developer, Lovell, and Greenwich Council. 

View of chimney on main road
The flats would be to the left of the chimney, in front of the new Morris Walk blocks. Image: The Greenwich Wire

“The chimney has landmark qualities but not beacon or monument-like qualities,” Parsons said. “The proposal would be large in overall size but it would still be lower in height than the chimney and would appear as a continuation of the existing blocks of Morris Walk.

“in views looking eastwards and westwards, the proposed development would compete with the chimney but against the foreground and background of the Morris Walk blocks.

“The proposed development would not be as unbalanced and dominant as the council indicates.”

The inspector said that the scheme would be “an efficient and effective use of a suitable brownfield site” that it would “create a vibrant, attractive and functional residential environment in a location isolated from Woolwich town centre and dominated by the busy Woolwich Church Street.”

Derelict pub and new flats being built
The flats would replace the old Albion pub, built as part of the original Morris Walk Estate. Image: The Greenwich Wire

The scheme has been amended so it includes 48 flats, one fewer than originally proposed, as well as a commercial unit on the ground floor.

Greenwich’s planning officers recommended rejecting the plan when councillors met to discuss it a year ago, but had suggested that the inclusion of “affordable” homes could overcome worries about the view of the chimney.

Lakeview had  offered Greenwich £150,000 towards building housing elsewhere, but David Gardner, one of the planning board members, dismissed the sum as being worth “half a home”. Lakeview was represented at that meeting by John Muldoon, a Lewisham Labour councillor.

Now the council and Lakeview have agreed that the development will be assessed during construction to see if a contribution to “affordable” housing can be made. 

New flats on main road
The new Trinity Park flats are approaching completion. Image: The Greenwich Wire

The council had approved a similar scheme – with 35 per cent “affordable” housing – in 2017, before the conservation area had been approved. That approval had lapsed. 

Parsons refused Lakeview’s request to award costs against the council, saying that the council was entitled to come to a different decision in response to different circumstances, and that the refusal on heritage grounds was ultimately a judgement call. 

Note: We refer to “affordable” housing in inverted commas because the legal definition of this phrase differs from the dictionary definition.

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