ADDRESS - Lambeth...The online ticketing system that would be used by the venue would allow for the preferred routes to be communicated to guests before the show and allow for the

18/00523/S106

ADDRESS: 108 Stamford Street, London, SE1 9NH

Application Number: 18/00523/S106 Case Officer: Luke Farmer

Ward: Bishops Date Received: 02/02/2018

Proposal: Discharge of obligations under Schedule 5, paragraph 1 (Visitor Management Plan) of

the S106 agreement pursuant to Planning Permission ref: 17/03658/FUL (Erection of temporary

show venue and associated development for a period of up to five years (Use Class Sui Generis)

granted on 26.01.18).

Drawing numbers: N/A

Documents: Visitor Management Plan dated February 2018; Covering Letter dated 02.02.2018.

RECOMMENDATION:

1. Resolve to grant approval of details submitted under Schedule 5, Paragraph 1 of the

Section 106 Agreement pursuant to Planning Permission reference 17/03658/FUL.

Applicant: MM! The Party (Property) Ltd. Agent: Lichfields

SITE DESIGNATIONS

Relevant site designations:

Type of designation Applicable designation

Central Activities Zone (CAZ) Waterloo

Opportunity Area Waterloo

Flood Zone 3

Archaeological Priority Area North Lambeth

Conservation Area Adjoins Waterloo

LAND USE DETAILS

Site area 0.13 hectares

Use Class Use Description Floorspace

(Gross External Area)

(square metres (sqm))

Existing - Vacant -

Proposed Sui Generis Show Venue 1,945 sqm

PARKING DETAILS

Car Parking

Spaces

(general)

Car Parking

Spaces

(Disabled)

Bicycle

Spaces

Motorbike Spaces

Existing 0 0 0 0

Proposed 0 0 26 0

EXECUTIVE SUMMARY

The application relates to Schedule 5 of the section 106 agreement (‘the Section 106 Agreement’)

pursuant to planning application reference 17/03658/FUL granted approval on 26 January 2018 (‘the

Permission’).

The Permission is for a temporary development for 5 years of a cleared, vacant site at the junction of

Stamford Street and Cornwall Road in Waterloo. The Permission is for the erection of a building to

house the London performances of ABBA’s ‘Mamma Mia! The Party’ (MMTP). The show already

operates in Stockholm, Sweden, and would provide an immersive experience with guest seated at

tables within the auditorium. Guests would be served a meal whilst the show goes on around them.

The main performance would finish following the end of the meal, and at that time, the central tables

would be cleared away and guests are then invited to join in with the full dancing and singing

experience of show.

Matters such as the principle of the development and design are not material planning considerations

to this application, and have already been approved under the Permission.

Schedule 5 of the Section 106 Agreement requires the Visitor Management Plan (VMP) to be

submitted to the Council for approval prior to the first implementation of the development.

Paragraph 4 of Schedule 5 of the Section 106 Agreement requires the VMP to provide details on:

4.1 matters regarding arrival and departure arrangements,

4.2 ticketing, including how preferred transport methods to and from the venue would be

communicated,

4.3 measures to ensure noise impacts of the use are kept to a minimum both before and after the

show (including the smoking area),

4.4 measures to ensure all areas of the development are litter free (including the smoking area),

4.5 the coach and taxi management procedures,

4.6 the security procedures,

4.7 monitoring of the impact of the use of the development, and

4.8 how this retained information will be provided to the Council.

It is anticipated that the majority of people would arrive at and depart from the venue by public

transport. The most direct route is via Stamford Street, which is a Red Route and its use for providing

access to and from the venue would have the least impact on the surrounding area with regard to

residential amenity and the operation of the local transport network. This is the preferred route of the

applicant and it proposes to deploy staff outside the entrance to the building on Stamford Street to

direct guests as such. Staff would be stationed there during the show to prevent noise nuisance and

littering from the smoking area and to prevent drinks being taken outside.

The online ticketing system that would be used by the venue would allow for the preferred routes to

be communicated to guests before the show and allow for the management of large groups, as it

would be possible to easily monitor the large bookings through the online system.

Following an analysis of the operation of the Stockholm venue, it is envisaged that the number of

guests arriving to and leaving from the London venue would be staggered evenly over the hour period

before the start of the show and the hour period after the end of the main performance. This would

allow for an effective management of guests arrival and dispersal in order to minimise their impact on

the surrounding area.

Coaches and taxis would be managed along Stamford Street, immediately to the west of the

application site. Additional staff would be stationed here to implement the proposed management

strategy. Transport for London and the Council’s Transport Officer are supportive of the proposals in

this respect.

The VMP also sets out how security arrangements and complaints regarding operation would be

managed. A record of complaints would be kept, together with any corrective action to resolve the

issue. Details of this would be submitted to the Council annually, and where necessary, the VMP

would be updated in order to address any issues that arise.

The VMP complies with all of the above mentioned requirements and sets out a comprehensive

management strategy for the venue to ensure that its impact on the surrounding area is minimised.

Officers are therefore recommending approval of the VMP.

PLANNING OFFICER’S REPORT

Reason for referral to PAC: The application is reported to the Planning Applications

Committee in accordance with Paragraph 2 of Schedule 5 of the Section 106 Agreement, which

requires the Visitor Management Plan to be submitted to and approved by resolution of PAC

prior to the implementation of the approved development.

SITE AND SURROUNDINGS

1.1 The application site (‘the Site’) is rectangular in shape and lies at the junction of Stamford

Street and Cornwall Road in Waterloo, central London. The Site is owned by Coin Street

Community Builders (’CSCB’) and has been a vacant, cleared site since the previous

commercial buildings were demolished in 1985, and cleared to basement level. The wider

urban block within which the Site is located within, is bound by Upper Ground to the north and

Coin Street to the east, as well as Stamford Street to the south and Cornwall Road to the west.

The northern and central part of this block was redeveloped as housing (Iroko housing

development) in the 1990s in the form of a continuous part four, part five-storey terrace fronting

Cornwall Road, Upper Ground and Coin Street, around a central, open landscaped square. The

building immediately adjacent to the Site fronting Stamford Street, was developed in the 2000s

as a Neighbourhood Centre and is four storeys in height with a fifth storey which is set-back

from the Stamford Street frontage. It is envisaged that in the longer term, the Site will be

developed as the second phase of the Neighbourhood Centre.

Figure 1: The Site

1.2 The wider block was used for car parking in the period between the previous buildings being

demolished and the replacement buildings being constructed. When the wider block was

developed, an underground car park was constructed, which is accessed immediately adjacent

to the Site, on Cornwall Road via a ramp. Since the development of the housing and the

Neighbourhood Centre, the remaining plot of undeveloped land (the application site) has been

used for the storage of building materials for nearby development sites.

1.3 The Site is enclosed with timber fencing along Stamford Street and Cornwall Road, with metal

gates on Cornwall Road providing vehicular access. Two billboard advertisements are present

to the front of the Site on Stamford Street, and have been in place for a number of years since

the Site was cleared.

Figure 2: The Site as existing

1.4 To the west of the Site, fronting Stamford Street and Cornwall Road, is the Franklin Wilkins

Building, which is a six-storey Edwardian, academic building, which is occupied by King’s

College London. This is the main teaching building for the Waterloo campus at King’s College

London, and includes a 24 hour library located at first and second floors on the east side of the

building, facing the Site. Immediately opposite the Franklin Wilkins Building, at the south-

western part of the Stamford Street and Cornwall Road junction, is the Stamford Street

apartments, which house 550 student beds and is operational all year round. This building is

part five, part six-storeys in height.

Figure 3: Images around the Site (top – Stamford Street, approaching the Site from

Waterloo; middle – Stamford Street, approaching the Site from Blackfriars Road; bottom –

Cornwall Road, approaching the Site from South Bank)

1.5 The Site is located within the Central Activities Zone (CAZ) and the Waterloo Opportunity Area

(WOA), and is located just 100 metres from Upper Ground to the north and approximately 270

metres from the Queen’s Walk on the South Bank of the River Thames. The London Plan

identifies the South Bank as being a strategically important area for arts, culture and

entertainment in London, and the post-war buildings that are located on the South Bank,

significantly contribute to the character of this area. These buildings include the Royal Festival

Hall, Queen Elizabeth Hall, Hayward Gallery and Purcell Room, which forms the Southbank

Centre; and also include the British Film Institute (BFI), National Theatre and ITV Television

Studios.

1.6 The Site is also located approximately 150 metres from the IMAX cinema and roundabout

junction to Waterloo Road, Waterloo Bridge and York Road. Waterloo railway and Underground

stations are located approximately 300 metres from the Site.

Figure 4: An aerial view of the Site, outlined in yellow. Waterloo station to the south and

South Bank to the north of the Site

1.7 The Site has a Public Transport Accessibility Level (PTAL) rating of 6b, which is considered

‘excellent’. The Site is located within the Waterloo ‘W’ Controlled Parking Zone (CPZ), which is

operational between 08:30-18:30 Monday to Friday and 08:30-13:30 Saturdays. Loading or

unloading is permitted on yellow lines (without time plates and blips) before 11:00, before being

restricted to 40 minutes continuous loading/unloading after 11:00.

1.8 Stamford Street forms part of the Transport for London Route Network (TRLN) as indicated by

the double red lines on both sides of the road, which prevent stopping at any time. Taxis are

allowed to stop on Stamford Street however, whilst coaches are only allowed to pick-up and

drop-off within bus stops, but are also able to make use of the coach parking available on the

Waterloo Bridge eastern slip road, which allows for coach parking for 15 minutes, with no return

within 1 hour.

PROPOSAL

Background on Approved Planning Permission

2.1 The Permission was granted in January 2018 (17/03658/FUL) for the erection of a temporary

show venue for a period of up to five years. The show venue will accommodate the London

performances of ABBA’s ‘Mamma Mia! The Party’ (MMTP), which has been running in

Stockholm since January 2016. The venue will accommodate approximately 520 visitors per

show.

Figure 5: The MMTP venue in Stockholm

2.2 The planning application is subject to a Section 106 Agreement, which requires a Visitor

Management Plan (VMP) to be submitted to the Council for approval prior to the

implementation of the planning permission. The Section 106 Agreement specifies a number of

requirements that the VMP has to adhere to (Paragraph 4 of Schedule 5). These are as follows:

4.1 the arrival and departure arrangements, including queue management both before

and after the show;

4.2 the ticketing arrangements and measures to be communicated to Visitors regarding

preferred transport methods to and from the venue;

4.3 measures to ensure noise impacts of use are kept to a minimum both before and

after the show, including the use of any area designated for smoking;

4.4 measures to ensure all areas of the Development are litter free, including the use of

any area designated for smoking. These will include measures to prevent and deter

littering and the provision of adequate facilities for the disposal of litter;

4.5 the coach and taxi management procedures;

4.6 the security procedures;

4.7 the information that is to be retained by the Owner relating to the monitoring of the

impact of the use of the Development for the purposes referred to in paragraphs 4.1

and 4.5 and which is to include (without limitation) information about the receipt by

the Owner of any complaints relating to the Development from owners/occupiers of

properties or users of facilities in the immediate vicinity of the Development; and

4.8 how the information to be retained in accordance with paragraph 4.7 of this Schedule

is to be provided to the Council in accordance with this paragraph 4.

2.3 The current application seeks approval of the VMP as required by the Section 106 Agreement

in accordance with the above schedule.

2.4 As set out in the Officer’s report for the approved application, the MMTP show would be an

immersive experience with guests seated at tables within a large auditorium. Guests would be

served a meal whilst the MMTP show goes on around them. The main performance would

finish following the end of the meal, and at that time, the central tables would be cleared away

and guests are invited to join in with the full dancing and singing experience of MMTP. The

‘restaurant’ element of the proposal is ancillary to the main use of the building as a show

venue. The public would only be able to dine within the building in combination with viewing the

show and vice versa. Similarly, no further admissions would be possible during the evening,

such as after the meal has finished. Tickets would be sold in advance on the internet.

2.5 The show would operate within the following hours between Wednesday and Monday (no

performances would be held on Tuesdays):

- Cabaret between 18:30-23:30 Monday, Wednesday, Thursday and Sunday; and 18:30-

00:00 on Friday and Saturday;

- Matinee between 13:00-17:15 on Saturday and Sunday.

2.6 The cabaret performances would commence at 19:30, with the main element of the

performances finishing at 22:15, with the venue remaining open until 23:30 Monday,

Wednesday, Thursday and Sunday and until midnight on Friday and Saturday.

2.7 A separate matinee performance would also be held on Saturdays and Sundays with doors

opening at 13:00 and performances beginning at 14:00. The matinee performance is expected

to have finished, with all visitors departed, by 17:15.

2.8 It is also the applicant’s intention that the building will be available for a range of free

community uses outside of the periods when the show is taking place.

2.9 The proposed building would cover the entirety of the Site, with the image below providing

detail on its proposed appearance. The public entrance would be located at the corner of the

building at the Stamford Street and Cornwall Road junction.

Figure 6: Visualisation of the Development along Stamford Street facing east

2.10 As explained above, the main public access to the building would be located at the corner of

Stamford Street and Cornwall Road. The building would also be serviced from a secondary

entrance at the northern end of the Site on Cornwall Road where deliveries would take place.

Refuse and staff cycle parking would also be collected/accessed here. Visitor cycle parking

would be provided to the front of the building on Stamford Street and located in the part of the

pavement within the ownership of CSCB.

The Visitor Management Plan

2.11 A Visitor Management Plan has been submitted to the Council for approval, in order to adhere

to the requirements set out at Schedule 5, Paragraph 1 of the Section 106 Agreement pursuant

to the approved planning application. The VMP addresses the requirements set out at

Schedule 5, Paragraph 4, as explained at paragraph 2.2 of the report. The details of the VMP is

set out in Section 6 of the report.

RELEVANT PLANNING HISTORY

3.1 17/03658/FUL: Erection of temporary show venue and associated development for a period of up to five years (Use Class Sui Generis). Application Permitted 26.01.2018.

Further Information

3.2 The Council understands that a claim for permission to apply for a judicial review of the grant of

the Permission was filed at court on or about 9 March 2018. The Council will be responding to

the claim in due course. The grounds for the claim focus on whether an agreement entered into

by the Greater London Council in 1984 on disposal of land should have been taken into

account by the Committee and whether consideration should have been given to a potential

alternative use of the site for housing, including affordable housing. Officers consider it

appropriate to make the Committee aware of the claim, but are of the view that Members are

entitled to proceed to determine the current application.

CONSULTATIONS

4.1 Internal/External Consultees

4.1.1 Transport and Highways: Raised no objections.

4.1.2 Transport for London (TfL): Raised no objections.

4.2 Adjoining owners/occupiers

4.2.1 A site notice was displayed from 09.02.2018 to 02.03.2018 and letters were sent to 328

surrounding properties. The consultation period ended on 02.03.2018. In response to

consultation, 19 letters of representation have been submitted.

4.2.2 19 letters of objections were received, a summary of the concerns raised is set out below:

Summary of objections Response

Land Use

The land should be for

affordable housing as it was

planned for, and the

development is not suitable

for a residential area.

The proposed land use is not a material planning

consideration for the current application.

Design

The proposed design of the

building is out of keeping with

the surrounding area.

The proposed design of the building is not a material

planning consideration for the current application.

Amenity

The development would

result in a significant impact

on neighbouring amenity due

to noise, and that from guests

leaving the venue (including

associated traffic noise),

particularly when intoxicated.

The surrounding area would

also be subject to additional

stress with regard to litter etc.

Whilst it is acknowledged as a matter of fact that staff

would not have powers to insist on the suggested routes

set out in the VMP, Officers consider that the VMP has

outlined sufficient measures to manage the impacts of

visitors to the approved development, as required by the

relevant obligation contained within the Section 106

Agreement.

Noise and air pollution from traffic is not considered to be

significant given the central London context of the Site, its

location on the Red Route and the likely number of

vehicular trips to the development (noting that these

matters were agreed under the approved planning

application).

Staff would have no powers

to insist the visitors take the

routes suggested in the VMP.

Transport

Staff would have no powers

to prevent taxis queuing or

coaches from parking where

they like.

Vehicles will need to adhere to the relevant operating

rules of the surrounding highways in this respect.

Subsequent discussions have taken place following the

PAC for the approved application with the applicant, the

Council’s Transport Officer and TfL. As set out at

paragraphs 4.1.1 and 4.1.2 of the report, the Council’s

Transport Officer and TfL have no objections to the

measures set out in the VMP. The VMP proposes

sufficient measures to ensure coaches and taxis are

informed of the proposed pick-up and drop-off location on

Stamford Street, as agreed with TfL and the Council’s

Transport Officer. The venue would utilise staff to

implement the management of this. TfL also has its own

powers to enforce against contraventions on the TLRN.

Other

The comments on resident

consultation ignore the large

meeting held with local

residents that took place at

London Nautical School.

The applicant’s submission documents on public

consultation only includes meetings which they held.

The applicant should be

willing to agree on

enforceable binding

commitments on noise level

and anti-social behaviour.

The development will need to be operated in accordance

with the VMP, if approved. Other conditions were

attached to the approved planning application with regard

to noise from the building. Any other license agreements

required by the development fall outside the planning

regime and are not material planning considerations.

The consultation carried out

by the Council was limited in

terms of the placing of site

notices around the site.

A total of 4 no. site notices were erected around the site

and letters were sent to the surrounding properties. The

level of public consultation carried out by the Council is

considered to be adequate and in excess of any statutory

requirements.

Not material planning

considerations

The applicant should

consider other locations for

their venue.

This is not a material planning consideration.

POLICIES

5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions

to be made in accordance with the development plan unless material considerations indicate

otherwise.

5.2 The development plan in Lambeth is the London Plan (LP) (2015) (as amended by the Minor

Alterations to the London Plan 2016), and the Lambeth Local Plan (LLP) (2015). The new Draft

London Plan was published on 1 December 2017 for consultation and will eventually supersede

the current 2016 consolidation London Plan once the final version is published (anticipated

Autumn 2019). The Draft London Plan is a material consideration in planning decisions and is

currently afforded very limited weight, although the weight to be given is a matter for the

decision maker.

5.3 The National Planning Policy Framework was published in 2012. This document sets out the

Government’s planning policies for England including the presumption in favour of sustainable

development and is a material consideration in the determination of all applications.

5.4 The current planning application has been considered against all relevant national, regional

and local planning policies as well as any relevant guidance. Set out below are those policies

most relevant to the application, however, consideration is made against the development plan

as a whole.

5.5 The London Plan (2016, consolidated with alterations since 2011):

- Policy 6.8: Coaches

- Policy 6.9: Cycling

- Policy 6.10: Walking

- Policy 6.13: Parking

5.6 Lambeth Local Plan (2015):

- Policy ED7: Evening Economy and Food and Drink Uses

- Policy ED11: Visitor Attraction, Leisure, Arts and Culture Uses

- Policy Q2: Amenity

- Policy Q3: Community Safety

- Policy T1: Sustainable Travel

- Policy T2: Walking

- Policy T3: Cycling

- Policy T6: Assessing Impacts of Development on Transport Capacity

- Policy T7: Parking

- Policy T8: Servicing

- Policy PN1: Waterloo

5.7 Regional Guidance

5.7.1 Relevant publications from the GLA:

- Draft Culture and the Night Time Economy SPG (2017)

PLANNING OFFICER’S ASSESSMENT

6.1 What follows is an assessment of the submitted VMP against the requirements set out at

Paragraph 4 of Schedule 5 of the Section 106 Agreement pursuant to the approved planning

application. Matters such as the principle of the development and design are not material

planning considerations to this application, and have already been approved under the

Permission. The VMP is limited to the impacts of the MMTP site only, noting that any other

issues that may arise around the Site from other uses, cannot be managed by the VMP.

6.2 4.1 – the arrival and departure arrangements, including queue management both before

and after the show;

Arrival and Departure Arrangements

6.2.1 Sections 7 to 9 of the submitted VMP sets out the proposed arrival and departure

arrangements. Safety and security staff would be continuously in place at the Stamford Street

entrance to the building from 18:00 (13:00 on Saturday and Sundays for the matinee

performances) until after all guests vacate the premises. They would be supported by

additional staff when required, at peak arrival and dispersal times.

6.2.2 It is anticipated that the majority of guests would use public transport to arrive at and depart

from the venue, and as explained below at paragraph 6.3, the preferred routes will be

communicated to guests. The preferred routes would involve guests arriving and leaving via

Stamford Street (i.e. not along Cornwall Road). This is particularly pertinent to the departure

arrangements given the time that the evening show would finish. Further details on how this

would be managed is given below.

6.2.3 For guests travelling by coach, coach arrival and departure would take place at the bus stop

(Stop M) on Stamford Street.

Figure 7: Key showing recommended pedestrian routes and location of bus stop M

6.2.4 For guests arriving and departing by taxi, Stamford Street would be recommended to be used

for drop-off and pick-up. Staff would be deployed to support this process.

6.2.5 In terms of guest arrival, the applicant has undertaken additional research at the Stockholm

venue. This analysis has demonstrated that there is an even spread of when guests arrive at

the venue in the period of up to 70 minutes before the start of the performance.

6.2.6 Due to the nature of the show, it is highly unlikely that all guests would exit the venue at the

same time. Guests would be able to stay and enjoy some music after the main performance

has finished, which would phase their departure times. Research from the Stockholm venue

also indicates that an even spread of guests would leave the venue during the hour after the

end of the main performance. It is likely that the busiest period for departures would be within

15 minutes after the end of the main performance, when 30% of guests are anticipated to

leave. As set out at section 8 of the submitted VMP, pre-recorded music would gradually

taper down in terms of tempo and volume before closing time, with slower more soothing

music to assist the gradual dispersal of guests.

6.2.7 Section 9 of the submitted VMP sets out the detailed proposed dispersal arrangements. As

explained at paragraph 6.2.1, additional staff will be deployed outside the venue at dispersal

times together with the safety and security staff stationed there from the beginning of the

show. Staff would actively monitor the venue’s frontage to prevent noise disturbances,

particularly those relating to the guests of the venue. The diagram below illustrates the

deployment of staff to key positions on the junction of Stamford Street and Cornwall Road

immediately prior to the dispersal of guests. It is proposed to deploy six staff around the

entrance to direct departing guests towards Stamford Street and the route towards Waterloo

and Blackfriars. All guests and staff would be made aware of the proximity of residents when

leaving, with this important message also being included on the ticket to the event.

Figure 8: The proposed location of marshals to direct guests along Stamford Street

when leaving the venue

6.2.8 The VMP explains that the staff would receive a programme of local knowledge and training

and guidance on how to tactfully encourage all guests to use Stamford Street when vacating

the venue, and not Cornwall Road. It is also planned to recruit locally, so staff may already

know the area well.

6.2.9 Whilst it is appreciated that staff would not have enforcement powers to ensure that only

Stamford Street is used when leaving the venue, Officers consider that the proposed

measures in the VMP would ensure that the vast majority of guests would use Stamford

Street when leaving the venue, rather than smaller roads such as Cornwall Road.

Notwithstanding the comprehensive measures proposed in the VMP to prevent this, it is also

considered that guests would likely choose the suggested routes in any case, as these routes

provide the most direct route to most modes of transport away from the venue. Furthermore,

at the time the venue closes, most nearby pubs and bars will also be closing or approaching

closing time. The table and image below demonstrate where the nearest drinking

establishments are to the venue, focusing on the ones that are still open beyond 11pm. Other

venues have been excluded from this table as they will be closed or closing at the time that

the main performance finishes.

Bar Location and Map

Reference

Closing Times Officer Comment

Understudy A

National Theatre –

on Queen’s Walk to

the north of the site,

most direct route

from venue would be

north along Cornwall

Road towards Upper

Ground.

Midnight on Mon,

Tues and Weds.

1am on Thurs, Fri

and Sat.

10pm Sun.

This is a small bar located on

the South Bank and is unlikely

to result in a large number of

guests heading to this bar

when leaving the venue for

this reason and also as it is

not open much beyond the

closing time of the MMTP

venue.

Mulberry

Bush

B

Located on Upper

Ground, most direct

route from venue

would be north along

Cornwall Road

towards Upper

Ground.

11.30pm on Thurs,

Fri and Sat.

Closed by 11pm on

other days.

This is unlikely to result in a

large number of guests

heading to this pub when

leaving the venue as it is not

open much beyond the

closing time of the MMTP

venue.

The Thirsty

Bear

C

Located to the east

of the site via

Stamford Street.

1am all days except

Sun when it closes

at 11pm.

This pub would be accessed

via the preferred route along

Stamford Street and therefore

if guests from the MMTP show

decide to go here after the

show, it is unlikely to result in

a significant noise impact.

Fountain

and Ink

D

Located to the east

of the site via

Stamford Street.

Midnight on Mon,

Tues, Weds and

Sat.

1am on Thurs and

Fri.

Closed Sun.

This pub would be accessed

via the preferred route along

Stamford Street and therefore

if guests from the MMTP show

decide to go here after the

show, it is unlikely to result in

a significant noise impact.

The White

Hart

E

Located to the south

of the site via

Cornwall Road.

Midnight on Tues to

Sat.

11pm on Mon and

Sun.

This is a small pub. Whilst the

quickest route would be via

Cornwall Road, it is unlikely

that a large number of guests

would go to this pub when

leaving the MMTP venue due

to the small size of the pub.

Figure 9: Location of drinking establishments closest to site which are open beyond

11pm, in reference to table above

6.2.10 MMTP is a theatre venue and not a nightclub. However, if guests choose to continue their

night at the end of the show by going to a nearby drinking establishment, it is clear that there

are only a small number of venues located in the close vicinity of the Site that would be open

after the show has finished. Further venues to the west of the Site are best accessed via

Stamford Street. The map at Figure 9 also shows the other nearby theatres to the MMTP

venue, which are to the north of the Site on the South Bank. These include the Royal Festival

Hall, National Theatre, BFI and also the ITV television studios. These venues close at a

similar time to the proposed MMTP venue, but in total they far exceed the 530 person

capacity of the MMTP venue. The total capacity of the surrounding venues is approximately

7,600.

6.2.11 In combination with the above and the assertion that Stamford Street offers the most direct

routes away from the Site to all transport modes, it is likely that only a small number of guests

will choose to ignore the directions from the staff and use other routes when dispersing from

the venue. As such, it is considered that the arrival and dispersal of guests will be

satisfactorily managed as a result of the comprehensive measures proposed by the applicant

in the VMP, and will minimise the disturbance and noise caused to local residents.

Queue Management

6.2.12 Tickets will not be available for purchase at the venue itself, thereby ensuring that queuing

before the start of the show is minimised. Furthermore, there will be no Box Office to collect

tickets from either. Any queuing would be for entry to the venue itself, noting that all seats

would be allocated to guests in advance.

6.2.13 The VMP proposes to minimise queuing at the venue by clearly communicating to guests the

door opening times, noting that guests would be able to arrive and take their seats up to an

hour before the performance begins. If guests arrive earlier than an hour before the start of

the performance, the management team at the venue would use their discretion as to whether

to open slightly earlier, so that the guests can enter the venue immediately rather than wait

outside.

6.2.14 It is proposed to manage pre-performance queuing within the venue itself. In the rare event

that any queuing is required outside, this would be managed on the wide Stamford Street

footway by staff.

6.2.15 The layout of the venue and the nature of the show itself also allows the departure of guests

to be staggered. Details on this is provided above at paragraph 6.2.6.

6.2.16 It is therefore considered that the proposed queue management measures are appropriate.

6.3 4.2 – the ticketing arrangements and measures to be communicated to Visitors

regarding preferred transport methods to and from the venue;

6.3.1 Tickets for the show would only be able to be purchased via MMTP’s ticketing partners. This

would be clearly advertised as part of the show’s marketing communications.

6.3.2 The proposed ticketing arrangement will ensure that the Venue Management Team will

readily establish a dialogue with guests and communicate to them the preferred transport

methods and time of arrival.

6.3.3 The VMP proposes to provide future guests with online links to navigational tools to highlight

the preferred routes to and from the venue using all modes of transport.

6.3.4 It is considered that the VMP has proposed satisfactory measures with regard to ticketing

arrangements and the preferred transport methods to and from the venue would be

communicated to guests.

6.4 4.3 – measures to ensure noise impacts of use are kept to a minimum both before and

after the show, including the use of any area designated for smoking;

6.4.1 As stated at paragraph 6.2.1 above, staff will be stationed at the entrance to the venue an

hour before the start of the show and until after all guests leave the venue. Arrival and

dispersal arrangements have been discussed in detail in section 6.2. In addition to the

measures already discussed, the Venue Management Team also plan to utilise media,

including social media, to reinforce their responsibilities to be considerate hosts. These

messages and the preferred routes away from the Site will be reinforced by the staff

managing the arrival and dispersal of guests and will also be noted on the tickets themselves.

6.4.2 With regard to the proposed smoking area, this will be located outside the main entrance of

the building on Stamford Street. Members of staff will be stationed at the doors to the venue

to remind patrons to keep noise to a minimum. It is likely that smokers will only leave the

venue to smoke during the intervals, and after 22:30 hours. Guests will not be permitted to re-

enter the venue once they leave. Furthermore, guests will not be permitted to take drinks

outside the premises at any time.

6.4.3 Given the above and the previous discussion at paragraphs 6.2 and 6.3, it is considered that

the venue will use satisfactory measures to ensure that noise impacts from the venue are

kept to a minimum before, during and after the show.

6.5 4.4 – measures to ensure all areas of the Development are litter free, including the use

of any area designated for smoking. These will include measures to prevent and deter

littering and the provision of adequate facilities for the disposal of litter;

6.5.1 Appropriate signage and outdoor cigarette receptacles will be installed within the smoking

area to prevent littering. Staff will also ensure that this area is kept litter free. It is not

anticipated that the venue would result in any other littering and as such, the VMP is

considered to be acceptable in this respect. It is also noted that the S106 includes a financial

contribution towards visitor management in the area more generally for additional services

such as street cleaning.

6.6 4.5 – the coach and taxi management procedures;

6.6.1 As agreed with TfL and the Transport Officer, coach parking and taxi pick-up management

will take place on Stamford Street, immediately to the west of the Site at bus stop M. As

shown in Figure 8, staff will be assigned to this location to manage this. They will be in radio

contact with the venue who will liaise with coach drivers to co-ordinate pick-ups and drop-offs.

Whilst Stamford Street is a Red Route, coaches are permitted to load and unload at bus stops

and taxis are permitted to stop to drop off and pick up passengers.

6.6.2 The VMP also provides that all coaches will be informed of the proposed arrangements for

arriving at the Site and a member of staff will be available to prevent coaches from waiting at

the bus stop for longer than is necessary and advising them where they can park. In addition

TfL can enforce parking regulations on the TLRN where necessary.

6.6.3 The ticketing system will allow the applicant to control the number of large groups attending

any particular performance and will ensure that specific messages about coach and minibus

drop-offs, parking and pick-up can be communicated easily and effectively.

6.6.4 Any guests requiring a taxi will be provided with the telephone numbers for local companies

endorsed by the venue. The venue will monitor adherence to the protocol that pick-ups only to

take place from Stamford Street. Where necessary, management staff will follow up repeated

instances of departures from this policy with the appropriate taxi company.

6.6.5 The VMP sets out that guests will be encouraged to wait for their car within the venue until

their taxi is close by and then walk to the designated location for pick-up. The applicant

proposes to continue discussions with mobile phone booking taxi companies Uber and

Kabee, to ensure that their navigational systems direct both customers and drivers to the

drop-off and pick-up located on Stamford Street.

6.6.6 Given the above discussion, it is considered that acceptable coach and taxi management

procedures have been proposed in the VMP.

6.7 4.6 – the security procedures;

6.7.1 Section 10 of the VMP provides a response with regard to the security procedures at the

venue. As noted within the VMP, a full emergency procedure policy will be created for the

venue in due course, and this will be implemented during the operation of the venue. It will

include counter terrorism measures. The VMP is considered acceptable in this respect.

6.8 4.7 – the information that is to be retained by the Owner relating to the monitoring of

the impact of the use of the Development for the purposes referred to in paragraphs 4.1

and 4.5 and which is to include (without limitation) information about the receipt by the

Owner of any complaints relating to the Development from owners/occupiers of

properties or users of facilities in the immediate vicinity of the Development;

6.8.1 The VMP explains that a dedicated telephone number will be provided for residents to call if

they have any issues regarding the operation of the venue. This number will be managed by

the Venue Management Team on duty. Details of the complaints will be noted and kept on file

including details on the steps taken to resolve the complaint. It is proposed to retain a log of

all communication with local residents.

6.8.2 Section 11.3 of the VMP addresses the other elements of monitoring that will take place. It is

proposed to carry out consultation with local residents before and after the opening of the

venue on audience dispersal techniques and taxi pick-up locations. It is also proposed to

periodically monitor the number of guests who use Cornwall Road despite the efforts of staff

to encourage them to use Stamford Street, as discussed. Feedback from staff on the

management of visitors will be captured to ascertain which elements of the proposed

management procedures work well and which elements require modifications.

6.8.3 Given the above discussion, the VMP is considered acceptable with regard to the

requirements of paragraph 4.7 of Schedule 5 of the S106.

6.9 4.8 – how the information to be retained in accordance with paragraph 4.7 of this

Schedule is to be provided to the Council in accordance with this paragraph 4.

6.9.1 The retained information referred to above will be submitted to the Council, alongside any

modifications to the VMP in response to the monitoring of the operation of the venue on the

first, second, third and fourth anniversaries of the first occupation date. This is explained at

Paragraph 5 of Schedule 5 of the Section 106 Agreement. The VMP is considered acceptable

in this respect.

6.10 Summary of VMP

6.10.1 The proposed VMP has set out a comprehensive management strategy for the MMTP venue.

The measures contained within the VMP will ensure that the venue can successfully operate

within its setting, without resulting in an unacceptable impact on the surrounding area with

regard to neighbouring amenity and the local transport network. In particular, due to the likely

staggered arrival and dispersal times of guests, this impact can be managed more effectively

than if this was to occur within a shorter period of time. Furthermore, through the use of staff

outside the venue before, during and after the show, guests can be directed along the

preferred routes, away from residential streets. In addition, the online ticketing system will

allow the venue to convey messages of the preferred routes to and away from the venue and

for all transport modes. In the few cases when guests may choose to ignore these messages

and directions, it is not considered that a significant noise impact will result.

CONCLUSION

7.1 For the reasons set out within the assessment above, it is considered that the Visitor

Management Plan submitted by the applicant has sufficiently addressed the requirements set

out in the Section 106 Agreement of the approved planning application. The measures that

have been proposed will ensure that the development can operate without impacting

unacceptably on the surrounding area.

RECOMMENDATION

8.1 Resolve to grant approval of details submitted under Schedule 5, Paragraph 1 of the Section

106 Agreement pursuant to Planning Permission reference 17/03658/FUL.