Plans to build student housing on Bush Road in Southwark have moved forward, despite local objections. The Southwark Council Planning Committee (Smaller Applications) convened on Monday, 8 December 2025, to discuss the proposal for land rear of 19-49 Bush Road, among other planning applications.

The committee reviewed an application for the demolition of existing buildings and the construction of three blocks, ranging from two to four storeys, to house student accommodation and commercial space. The development aims to provide 106 purpose-built student accommodation (PBSA) rooms and 320 sqm of commercial space.

While the project is intended to support strategic regeneration objectives for Southwark, it has faced opposition from local residents. Concerns raised include the suitability of student housing for the area, the design's impact on the street scene, and potential disturbances to neighbouring properties.

Key Benefits and Features

The proposed development boasts several benefits, according to the Public reports pack provided to the committee:

  • Economic Boost: The commercial space is projected to create 28 jobs, with an additional 5 jobs from the student accommodation.
  • Financial Contribution: The developer has agreed to contribute £3,710,000 in lieu of on-site affordable housing. This contribution is a payment in lieu of affordable housing on site , but the specific location of the affordable housing to be funded by this contribution is not specified in the meeting documents.
  • Sustainability: The project aims for a 79% on-site carbon reduction and a BREEAM Excellent target. The development aims to minimize carbon emissions on site in accordance with an energy hierarchy: energy efficient design and construction; low carbon energy supply; and on-site renewable energy generation and storage. The building will be constructed to the latest building regulations and features an air source heat pump/mechanical ventilation heat recovery.
  • Flood Risk Mitigation: Sustainable Drainage Systems (SuDS) are designed to reduce runoff significantly.
  • Biodiversity: The development aims to achieve a 145% Biodiversity Net Gain.

![Architectural rendering of the proposed development at Land Rear 19-49 Bush Road, showing landscaping and building design.](https://opencouncil.network/rails/activestorage/blobs/redirect/eyJfcmFpbHMiOnsibWVzc2FnZSI6IkJBaHBBMVM0R0E9PSIsImV4cCI6bnVsbCwicHVyIjoiYmxvYl9pZCJ9fQ==--b0b5d39a5b8f76034fb1f1fa2f055e60faea6aa3/page76Picture_4.jpeg Architectural rendering of the proposed development at Land Rear 19-49 Bush Road, showing landscaping and building design.

Objections and Concerns

Despite the projected benefits, the proposal has met with significant local opposition. Key concerns include:

  • Land Use: Some residents argue that student housing is not the best use of the land and that affordable family homes are needed more.
  • Design and Impact: Objections have been raised regarding the height, scale, and massing of the buildings, with claims that they are out of character with the area and will negatively impact the street scene.
  • Amenity: Residents fear loss of privacy, daylight, and increased noise and disturbance.
  • Traffic and Safety: Concerns have been voiced about increased traffic, inadequate parking, and potential safety issues.

Council's Response

The Planning Committee considered these objections alongside the project's benefits. The Supplemental Agenda No.1 included additional information, such as Thames Water's comments and further details on highway safety. The Highways Team noted that there is adequate visibility at the retained vehicle access, and that a road safety audit can be included in the S278 process.

The Transport Team highlighted the site's excellent public transport accessibility (PTAL 5) and ongoing upgrades to nearby stations.

Conditions and Next Steps

To address some of the concerns, the committee recommended that planning permission be granted subject to conditions, including:

  • A Construction Environmental Management Plan (CEMP) to mitigate construction impacts.
  • A Delivery and Service Management Plan to manage traffic and deliveries.
  • A Student Management Plan to address security and noise concerns.
  • A financial contribution to offset carbon emissions.

The Director of Planning and Growth concluded that, taking into account the additional information, the recommendation remains that planning permission should be granted, subject to conditions and completion of a Section 106 agreement. The Supplemental Agenda No.1 specifies that the Section 106 agreement includes obligations such as a Biodiversity Net Gain (BNG) significant monitoring fee, an affordable housing contribution, a carbon offset fund, highway works, a delivery and servicing management plan, and parking permits.

This development marks a significant step in the ongoing regeneration of the area, balancing the need for student housing with the concerns of the local community. The project's success will depend on the effective implementation of the conditions and the developer's commitment to mitigating any negative impacts.