ADDRESS: 8 Albert Embankment London SE1 7SP

Application Number: 16/03122/FUL Case Officer: Jason Traves

Ward: Princes Date Received: 23.05.2016

Proposal: Change of use from Workshop (Use Class Sui Generis) to a Museum and event space (Use Class D1) for a temporary period of 18 Months starting from 1st July 2016.

Drawing numbers: 1616-A-0001; 1616-A-001; 1616-A-0103; 1616-A-0501; 1616-A-0901; 1616-A-1001-02; 1616-A-1101; 1616-A-1201

Documents: Cover letter from Nathaniel Lichfield and Partners dated 23.05.2016; ‘The Appliance Shed Operational Statement for Temporary Use as Museum and Event Space’ [Undated]; Supplemental Note on Proposed Operational Matters – 30.06.2016; Transport Statement – Revised July 2016

RECOMMENDATION:

1. Resolve to grant conditional planning permission.

2. Agree to delegate authority to the Director of Planning and Development to: - Negotiate and finalise the recommended conditions as set out in this

report; and

3. In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to officers, in order to meet the requirements of the Planning Inspector.

Applicant: U+I (8AE) Ltd & LFEPA

Agent: Pilbrow & Partners

SITE DESIGNATIONS

Relevant site designations:

Listed Building No [Adjacent to Grade II Listed Lambeth Fire station and drill tower and obelisk; adjacent to Grade II Royal Doulton Factory]

Conservation Area (CA) CA57: Albert Embankment

Archaeological Priority Areas Yes

Protected View (LVMF) Townscape View 27: Parliament Square to Palace of Westminster Panorama 2A.2: Parliament Hill Summit to Palace of Westminster Panorama 2B.1: Parliament Hill Oak Tree to Palace of Westminster Panorama 4A.2: Primrose Hill Summit to Palace of Westminster

Other CAZ VNEB Opportunity Area KIBA (Key Industrial and Business Area) Site 10: 8 Albert Embankment and land to rear Flood Zone 3 [Benefitting from flood defences] Thames Policy Area TLRN – Albert Embankment

Local View 19: Brixton Panoramic

LAND USE DETAILS

Site area 0.3793Ha

Use Class Use Description Floorspace (GIA)

Existing Sui generis Office 3,793

Proposed D1 Museum & event space

Unchanged

PARKING DETAILS

Car Parking Spaces (general)

Car Parking Spaces

(Disabled)

Bicycle Spaces

Motorbike Spaces

Existing 32** - - -

Proposed Unchanged - 20 - **Although 32 spaces are marked out in the forecourt area, see image below, owing to the conflict with circulation and gating, this may be reduced in practice to 25 spaces and this is indeed the number of spaces identified in the application supporting material.

Application site: forecourt parking and access fronting Lambeth High Street

EXECUTIVE SUMMARY

a. The application site is an existing warehouse owned by the London Fire Brigade and is currently vacant/underused.

b. The proposal is for a temporary use for 18 months as a museum and events space. Events include art exhibitions and installations by local artists, food and vintage markets and silent cinema screenings for example. The applicant has made clear that music events such as dance parties are not proposed and the venue will not be available for hire by third parties. Normal hours of operation are 09:00am to 07:00pm everyday, extended hours 4 times per month being 08:00am to 10.30pm and finally, for events that have amplified music and the servicing of alcohol which would be limited

to 12 per year, a TENS (temporary event notice) application would be made for approval with Lambeth Licensing team. There are no building works as part of the proposal, and access and servicing is unchanged, principally being via Lambeth High Street.

c. If the council was minded to approve the application, a range of conditions are

recommended to control the hours of operation, delivery, points of access and egress, provision of waste storage and cycle parking as well as noise monitoring and mitigation.

d. In respect of the planning assessment and the principle of a temporary use within a

KIBA (Key Industrial and Business Area), this is considered acceptable for the following reasons:

The use proposed is temporary and would not therefore prejudice a KIBA compliant development coming forward on the site in the future;

Similarly, the lack of building works and very limited nature of building changes in terms of fitout to facilitate the museum space is therefore, not considered to prejudice the future function of the building for a KIBA landuse; and

The proposed operation of the museum and event space is not considered impact on or be impacted by the continued operation of other neighbouring sites in the KIBA.

e. The reuse of the building accords with NPPF principles of reuse of existing resources

to reduce carbon impact and climate change, reducing pollution and generally making affective use of land by re-using brownfield sites.

f. In respect of design, conservation and archaeology, there are no implications given there are external building works. Associated changes such as the future separate signage applications are minimal and similarly pose no significant adverse impact.

g. In respect of potential impacts to neighbours, the consideration of possible noise and

disturbance from amplified sound, mechanical plant, visitors and deliveries has been considered by the councils environmental health consultant. Subject to conditions to limit the development in various aspects such as hours of operation, delivery hours and points of access as well as noise monitoring and maximum levels, there is no objection to the scheme. It can be accommodated on the site without significant impact to neighbours. In other respects, there are no significant impacts to neighbours identified.

h. In respect of transport and servicing, the scheme can be accommodated on site in this

highly accessible location with no significant implications for parking stress, public transport capacity and local network. Car-based travel is minimised, with provision made for cycle parking and accessible car parking. Wayfinding information will be available to visitors on the website to plan travel arrangements.

i. Adequate refuse and recycling storage can be accommodated on site and will be

secured by condition.

j. In respect of other matters, a flood risk assessment is not required for this scheme; there are no safety, security or crime issues identified by the Metropolitan Police Crime Prevention Design advisor and Counter Terrorism unit; and there are no planning obligations or CIL liability applicable.

k. The temporary use is considered appropriate and acceptable, poses no significant adverse impacts and is recommended for approval for the limited period of 18 months subject to appropriately worded conditions.

OFFICERS REPORT Reason for referral to PAC: The applications are reported to the Planning Applications Committee in accordance with section ‘(1)(ii)’ of the Committee’s terms of reference because the scheme involves the provision of a building or buildings where the floor space to be created including changes of use, by the development is 1,000 square metres or more. 1 SITE AND SURROUNDINGS

1.1 The application site is 0.3793Ha and bound by Lambeth High Street to the east, Whitgift Street to the north, NR track and arches to the east and the Grade II Listed Former Royal Doulton Factory (‘Southbank House’) to the south. The application site itself is not listed, however, it is within the Albert Embankment CA.

1.2 The property is occupied by a warehouse which covers the site. A 20th Century industrial façade and tarmac forecourt faces Southwark High Street. The property is owned by the LFB and has been vacant for some time.

Application site: Main floor in area of event space and facing the proposed museum display area

1.3 To the west is the Grade II Listed Lambeth Fire Station and drill tower which is currently occupied and operating for this purpose. North-west is The Windmill public House and further still, the International Maritime Organisation.

1.4 To the north of the site are residential properties including Whitgift House, a 5 storey block of flats which are dual aspect, set back from the street by soft landscaping including mature tree planting, with windows facing the application site and deck access to the north. A further 6 storey new build residential block (L&Q, 2 Whigift Street) also faces the application site. A further 2-storey residential block on the corner of Lambeth High Street and Whitgift Street has a flank blank wall facing the application site.

1.5 To east of the site are NR track and arches which are occupied by a fish storage and distributor with forecourt servicing accessed via Whitgift Street.

1.6 To the south is the Grade II listed Royal Doutlon Factory, now ‘Southbank House’ comprising serviced office accommodation over 5 floors. It’s main entrance is to the south along Black Prince Road whilst extensive windows face the application site.

2 PROPOSAL

2.1 The proposal is for a temporary change of use for 18 months for the purposes of a museum and event space. The key characteristics of the proposed use are as discussed below.

Proposed layout of museum and event space

Uses and activity

2.2 The proposed temporary use is for a fire brigade history museum and events

space. In respect of the museum, the Brigade’s history was on show at its

Southwark Museum location however, following recent closure, its artefacts,

vehicles and memorabilia are now in store. This interim approach will enable

the Museum to showcase its archive alongside the historic fire engines,

facilitating engagement with the local community and also enabling the Brigade

to gain insight from visitors to inform the content of a future permanent museum

at Albert Embankment fire station site. In addition, the proposed events space

is intended to include the following:

Art exhibitions and installations by local artists

Food and vintage markets

Silent cinema screening

Craft markets and workshops

Kids fun days

‘Maker’ events and workshops

Theatrical plays

The Museum intends that its temporary opening will complement the local cluster of galleries, museums and community uses found in the immediate locality and provide space for small scale events that would add interest in the Vauxhall area.

2.3 All activity will be fully contained inside the building, which could be controlled by condition if the council is minded to approve the application.

2.4 The applicant has confirmed that the proposed activities do not include dance parties, raves, any other loud music events and no general letting availability for event management by other 3rd parties. The applicant has further confirmed that external noise limits would be agreeable and this could form a condition if the council was minded to approve the application.

2.4 For any events selling alcohol or having amplified music outside of the normal hours

below, separate approval from the Council’s Licensing Team for a TENS (Temporary

Events Notice) would be sought. A maximum of 12 events per year are being

proposed and could be limited by condition if the council was minded to approve the

application.

Hours of opening

2.5 The everyday hours of operation inclusive of Sundays and Bank Holidays are:

09:00am – 07:00pm

2.6 Extended hours of operation, limited to 4 times each month are:

08:00am – 10:30pm

2.7 The hours for the TENS events, limited to 12 events per year are:

08:00 – 10:30pm

2.8 Outside of theses hours, the only persons permitted on site will be the museum staff and security personnel which will be controlled by condition. The site already benefits from 24hr manned security and CCTV as part of the wider London Fore Brigade site operation and this is similarly proposed for the temporary use.

Site management and operation

2.9 Visitors to the site will enter the site via Lambeth High Street and into the Entry/Reception space. From this space the cycle store and toilet facilities are accessed as well as the rest of the building. Visitors pass an archive audio/visual space into the main museum spaces. The two museum spaces, one including a permanent exhibition are for the display of items such as fire fighting vehicles for example. Further into the building will be classroom space with tables and chairs. Also, a large flexible space available for events as described above.

2.10 During normal opening hours there will be 2 museum staff and security. Staffing and security numbers for special events will vary as necessary.

2.11 The applicant advises that the museum and events space capacity is limited to 150 people during the everyday hours of operation, and 500 people for TENS events no more than 12 times per year. This could be limited by condition if the council is minded to approve the application.

2.12 All public access and egress will be via the main doors on Lambeth High Street except for emergency access and this could be restricted via a condition if the council was minded to approve the application. Access for people with a disability will be provided throughout the site, it being noted the warehouse building configuration is threshold free and benefits from generous circulation. Accessible toilet facilities are available.

2.13 There will be no cooking of food on the premises and which could be restricted by condition. It should be noted that this does not preclude reheating and servicing hot food, and an ancillary café and shop would operate within the hours specified for the Museum and events space.

2.14 Refuse and recycling facilities will be provided within the building and this will be secured by condition.

Transport and servicing

2.15 The existing forecourt parking has capacity of 32 spaces, albeit this would be less given 5 marked spaces conflict with forecourt access and circulation points and at least a further 3 spaces are compromised by virtue of being stacked spaces. Nevertheless, the existing spaces could be made available to people with a disability and staff as required. The existing gating surrounding the forecourt mitigates against any unauthorised parking as evidenced in the site’s currently vacant state.

2.16 The proposal will provide a covered cycle rack in the front forecourt with a capacity for 20 cycles. This could be secured by condition.

2.17 To aid in way finding for visitors to the site, details of public transport connections in the area will be provided on the venues website information pages.

2.18 For pre-arranged coach groups e.g. schools, buses will travel south bound to the site along Lambeth High Street, set down visitors at the door of the premises and make use of dedicated coach parking bays on the Albert Embankment. The coach will return to the site via the same route to collect visitors.

2.19 Servicing and delivery points to the building are unchanged by the proposal. Deliveries and refuse collection will be via the western doors and forecourt onto Whitgift Street. Any use of the existing doors via Whitgift Street, such as the installation of displays for events, could be limited by condition if the council was minded to approve the application. Refuse and recycling storage will be provided within the building, which could be secured by condition.

Building changes

2.20 There are no external building changes proposed. Any proposed signage will be

subject to a separate advertisement consent application.

3 RELEVANT PLANNING HISTORY

3.1 There is no planning history of relevance to the proposal.

3.2 In respect of other activity, there is a history of Temporary Event Notices (TENS) being sought from Lambeth Licensing for 1-off events in 2013 to 2015.

4 CONSULATIONS

4.1 Statutory and Non-Statutory Consultees

4.1.1 Conservation and Design – No objection 4.1.2 Transport and Highways – The application is supported and the following details are

noted in particular:

Cycle parking: Provision for 20 spaces to be made near the entrance although no details of the cycle parking are included with the application;

Transport Statement: Noting the excellent PTAL of the site and area, car use is the minimum, parking for visitors is limited to people with a disability which is acceptable; peak pedestrian counts of 77 people is acceptable and poses no significant impact on infrastructure, as are total visitor numbers for normal operation and special events;

Delivery and Servicing Plan: Arrangements for service access including general deliveries and exhibits is acceptable; and

Recommend TfL is consulted on the application.

[Officer comment: TfL was consulted, see below. An appropriately worded condition is recommended for the 20 cycle parking spaces to be provided prior to commencement of the use]

4.1.3 Environmental Health Consultant – Recommends conditions in respect of Amplified

sound testing, plant layout, plant noise limits, hours of operation, Deliveries and servicing management and asbestos. [Officer Comments: Appropriately worded conditions are recommended]

4.1.3 TfL – Subject to the following, TfL considers that any impact on their road network can

be managed:

Provision of 20 cycle spaces welcomed

The level of disabled parking at the site is welcomed.

Commitment to providing travel information (i.e. directions to the facility) on the applicant’s website as noted in their operational statement

Ideally a temporary wayfinding strategy to sign people from the Albert Embankment to the museum, perhaps just via street signage as opposed to Legible London signs

Where a large event of over 200 persons in attendance is expected, TfL should be notified in advance, to ensure this message can be communication to events planners. This information should be forwarded to StephenPriestley@tfl.gov.uk and BusesEventsPlanning@tfl.gov.uk

[Officer comment: The advice regarding temporary wayfinding strategy and notification of large events could be included as informatives if the council is minded to approve the application.]

4.1.4 Metropolitan Police Crime prevention Design Advisor - No objection and no specific

Designing out Crime Comments, apart from ensuring and effective management and security plan that incorporates zoning of private and semi-private space. Nevertheless no, secure by Design condition or formal discharge for this development is necessary. [Officer comment: The comments are incorporated into an informative if the council is minded to approved the application.]

4.1.5 Metropolitan Police Counter Terrorism Unit: No objection.

4.1.6 The following external organisations and council departments were consulted but did

not provide any comment: Lambeth Licensing; Lambeth Planning Policy. 4.1.7 The following groups were consulted but did not provide any comment: Association of

Waterloo Groups, Friends of Old Paradise Gardens, Whitgift Estate Tenants Association, The Vauxhall Society, Vauxhall Gardens Estate Residents and Tenants, Waterloo Community Development Group, Kennington Oval and Vauxhall Forum, 9 Albert Embankment Residents Association, Waterloo Quarter BID, Friends of Old Paradise Gardens, Kennington Cross Neighbourhood Association.

4.2 Adjoining owners/occupiers

4.2.1 Letters were sent to a total of 784 neighbours including the registered addresses of the NR railway arches form Late May and June 2016. A total of 3 site notices were erected around the site boundaries on 01 June 2016 and the application was advertised in the local newspaper (‘Weekender’) on 10.06.2016.

4.2.2 A further 14-day neighbour consultation exercise was undertaken in late July 2016

following the receipt of additional information in relation the transport assessment and general site operation.

4.2.3 In response to the council’s consultation exercises, 1 objection was received, raising the

following:

Although not object to the temporary use in principle, aware of the previous applications 10/00318/FUL and concerned about the influence this temporary use may could have in influencing future decisions [Officer comment: Applications are considered on their individual merits]

Wishing to understand why the application is for a temporary 18month period, if it will revert to a Sui Generis use class or if it will be subject to further change of use applications [Officer comment: No reasons have been given for selecting an 18 month period specifically, nor any indication if an extension will be support for the temporary use in the future. Nonetheless, it is the case that the site would revert to the former use after that time unless an application to further extend the period of the temporary use is made.]

4.2.4 Also, 1 letter of support was received raising the following:

Better than leaving a derelict building and would complement other facilities [unspecified] in the area

Good temporary use [Reasons why unspecified] 5 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 (2015) and the Lambeth Local Plan (2015).

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 (2015) Policy 2.10 Central Activities Zone – strategic priorities Policy 2.11 Central Activities Zone – strategic functions Policy 2.13 Opportunity Areas and Intensification Areas Policy 4.5 London’s visitor infrastructure Policy 5.4 Retroftting

Policy 5.12 Flood risk management Policy 6.9 Cycling Policy 6.13 Parking Policy 7.2 An inclusive environment Policy 7.3 Designing out crime Policy 7.8 Heritage assets and archaeology Policy 7.13 Safety, security and resilience to emergency Policy 7.15 Reducing and managing noise, improving and enhancing the acoustic environment and promoting appropriate soundscapes

5.6 Lambeth Local Plan (2015)

Policy D2 Presumption in favour of sustainable development Policy ED1 Key industrial and business areas (KIBAs) Policy T1 Sustainable travel Policy T2 Walking Policy T3 Cycling Policy T4 Public transport infrastructure Policy T5 River transport Policy T6 Assessing impacts of development on transport capacity Policy T7 Parking Policy T8 Servicing Policy EN5 Flood risk Policy EN7 Sustainable waste management Policy Q2 Amenity Policy Q3 Community safety Policy Q7 Urban design: new development Policy Q11 Building alterations and extensions Policy Q12 Refuse/recycling storage Policy Q13 Cycle storage Policy Q17 Advertisements and signage Policy Q20 Statutory listed buildings Policy Q22 Conservation areas

5.7 Supplementary Planning Documents

Lambeth Waste & Recycling Storage and Collection Requirements: Technical Specification for Architects & Developers – Oct 2013

6 ASSESSMENT

6.1 Principle

KIBA land use designation

6.1.1 Lambeth Local Plan Policy ED1 states that development within a KIBA will only be permitted to business, industrial, storage and waste management uses and other compatible industrial and commercial uses (excluding large scale retail) ancillary to or providing for the needs of the KIBA.

6.1.2 The application site is part of the wider London Fire Brigade Site identified in the Lambeth Local Plan 2015 as Site 10. Site 10 is part of a larger KIBA which includes

the Royal Doulton Factory to the south and the railway arches to east of the application site. See Local Plan 2015 ‘Site 10’ map extract below.

6.1.3 The preferred uses of ‘Site 10’ are as follows: “Retention/provision of an operational fire station. Mix of uses including residential and employment. Exceptionally, configuration of the site to include some residential within the KIBA boundary may be considered, if it can be demonstrated that this is necessary to achieve an acceptable scheme in all other respects. The amount of replacement employment should be maximised and should include space for small and medium enterprises.”

6.1.4 The application seeks approval for a Class D use which is not a KIBA use and not ancillary to or in support of the KIBA designation. Whilst being contrary to policy and the site designation, this is considered acceptable to make an exception to the policy on a temporary basis for 18 months The building has been vacant for a considerable

period of time and officers do not consider that the temporary use proposed would prejudice or delay the comprehensive redevelopment of the site. In fact officers are in active negotiations with the Fire Brigade with a view to bring about suitable development in the site. The temporary use of the site would be covered by a planning condition if the council was minded to approve the application. The proposal is considered acceptable for the following reasons:

The temporary use is not considered to prejudice the KIBA designation and potential KIBA compliant development on the site in the future

Similarly, the lack of building works and very limited nature of building changes in terms of fitout to facilitate the museum space is therefore, not considered to prejudice the future function of the building for a KIBA landuse

The proposed operation of the museum and event space is not considered impact on or be impacted by the continued operation of other neighbouring sites in the KIBA

6.1.5 However, it should be further noted that were the use sought to be made permanent in

the future this would constitute a departure to the Lambeth Local Plan and the KIBA designation of the site and would be considered on this basis and therefore, may not be supported.

Reuse of existing building stock

6.1.6 The reuse of an existing building accords with NPPF principles of the reuse of existing resources to address carbon impact and climate change, reducing pollution and making effective generally making effective use of land by re-using brownfield land (NPPF ‘Core Principles’, Para 17). However, it should be noted for the avoidance of any doubt that it is considered onerous and unreasonable to require any upgrade to the energy efficiency and sustainability measures for a temporary use of the building in pursuance to London Plan 2015 Chapter 5 Policies and Lambeth Local Plan 2015 Policy EN4.

Environmental Impact Assessment (EIA)

6.1.7 The EIA procedure in the UK is directed by the Town & Country Planning

(Environmental Impact Assessment) Regulations 2011 (the ‘Regulations’), EU Directive 85/337/EEC (as amended), Circular 02/99 as well as the National Planning Practice Guidance (2014).

6.1.8 Regulation 7 of the Regulations requires local planning authorities to adopt an

Environmental Impact Assessment (EIA) screening opinion in respect of a proposed development, where it appears that:

(a) an application which is before them for determination is a Schedule 1 application or a Schedule 2 application; and

(b) the development in question has not been the subject of a screening opinion or screening direction; and (c) The application is not accompanied by a statement referred to by the applicant as an environmental statement for the purposes of the Regulations.

6.1.9 Pursuant to Regulation 7, although no formal screening opinion for EIA has been sought for the application, the council has screened the application in the course of the assessment according to the Regulations to confirm that no EIA is required because,

the proposed development does not fall within 'Schedule 1' development. In respect of Schedule 2 development namely, an 'urban development project' in accordance with Section 10(b) of Schedule 2 of the Regulations, the site is under the 0.5Ha threshold identified for such projects (The site is 0.3793Ha), the site is not located in a sensitive area as defined in the Regulations and no significant cumulative impacts are considered to result. Therefore, the proposal does not constitute an EIA development and as such an Environmental Statement is not required to be submitted with the application.

6.2 Design, Conservation, and Archaeology 6.2.1 Amongst other things, high quality design underpins the sustainable development

imperative of the NPPF 2012, the London Plan 2015 and Lambeth Local Plan 2015 policies and related guidance.

6.2.2 The preservation and enhancement of heritage assets is one of the 12 core principles

of the NPPF. It is a statutory obligation of the Planning (Listed Buildings and Conservation Areas) Act 1990 to consider the special architectural and historical interest as well as the setting of listed buildings as well as the character and appearance of conservation areas.

6.2.3 As noted in the site constraints at the beginning of this report, the application site is

located in the Albert Embankment Conservation Areas, in the background assessment area of various Mayoral LVMF views, is adjacent to Statutorily listed properties and is within an archaeological priority area designated by LB Lambeth (although, not a designated archaeological area pursuant to the Schedule Ancient Monuments and Archaeological Areas Act 1979).

6.2.4 However, there are considered to be no significant adverse implications for

appearance and setting of the Albert Embankment Conservation Areas, adjacent listed buildings, LVMF views or archaeology given that the application is to occupy the existing building with no external changes or ground works. Associated changes such as the future and separate signage applications (shown as illustrative detail on the building elevation drawings) are minimal and similarly pose no significant adverse impact (subject to separate advertisement consent being sought for the approval any signage).

6.3 Neighbour Amenity 6.3.1 Pursuant to Lambeth Local Plan 2015 Policy Q2 and the consideration of amenity

impacts to neighbours, the potential for noise and general disturbance impacts, particularly to the residential neighbours immediately to the north of the site has been considered.

Given the temporary nature of the scheme, the intended use as described in section 2 and the site layout and operation in relation to neighbours (i.e. that access, egress and activity is to be directed via the opening onto Lambeth High Street) it is considered onerous and unreasonable to require any upgrade of the building fabric or pre-commencement testing for noise. Any potential noise and general disturbance impacts are considered to be suitably mitigated through the use of various conditions to limit the operation, including the hours of use, delivery times and restricting the use of openings on Whitgift Street. In addition, the potential noise implications have been considered by the council’s environmental health consultant who has recommended further conditions to limit noise levels specifically as follows:

Amplified sound: A condition restricting amplified sound level such that it should not be substantially audible above background noise levels when measured from outside the nearest residential property. Included in this condition is a requirement to undertake noise monitoring and recording throughout the period of the permission with a further requirement to advise the council of any noise excedence and active steps being taken to bring the use back into line with the condition requirement;

Mechanical Plant restriction: A condition preventing the installation of any mechanical plant without the approval of details in writing of the local planning authority;

Plant noise: The imposition of the council’s standard condition that any plant shall not exceed background noise level L90 dB(A) 15 minutes, when measured outside the window of the nearest noise sensitive or residential premises;

Noise from visitors including disturbance to and from the site: The environmental health consultant is satisfied that a combination of conditions controlling the hours of operation as well as the point of access and egress will acceptably mitigate against potential noise and general disturbance impact; and

Delivery noise and general disturbance: Similarly, conditions limiting the hours of delivery and principle points of servicing the site will acceptably mitigate against potential noise and general disturbance impact.

6.3.3 Subject to these conditions, the council’s environmental health consultant is satisfied

that the proposed use and its ongoing operation will not have a significant adverse impact on neighbours with respect to noise and general disturbance. Notwithstanding that any excessive or unreasonable noise is covered by the Environmental Protection Act 1990.

6.3.4 There are no other significant potential impacts identified, namely:

Privacy and overlooking: There are no external building changes and no existing direct overlooking relationships to neighbours to consider;

Loss of daylight and sunlight: There are no external building changes and therefore, no impact to consider;

Smells and odour: The applicant confirms that there would be no cooking on the premises, being the only aspect of the scheme that may have otherwise had a smells/odour implication; and

Construction impacts: There are no building works and therefore no impacts to consider, with the proposal making use of the existing building.

6.4 Transport, Parking and Servicing 6.4.1 The NPPF ‘sustainable development’ imperative involves amongst other things,

improvements to conditions for travel (para 9) as well as actively managing patterns of growth to make the fullest possible use of public transport, walking and cycling

(para 19). Sustainable development is the focus of London Plan Chapter 6 ‘London’s Transport’. The importance of the transport and parking implications of development, particularly the appropriate approach to inner London is addressed in Policy 2.9 and generally in Chapter 6 ‘London’s Transport’ including policies 6.3, 6.9, 6.10 and 6.13. Relevant Lambeth Local Plan 2015 transport related policies are contained in chapter 8 including T1 ‘Sustainable Travel’, T2 ‘Walking’, T3 ‘Cycling’, T6 ‘Assessing impacts of Development on Transport Capacity and Infrastructure’, T7 ‘Parking’, T8 ‘Servicing’. Also Policy Q13 ‘Cycle Storage’.

6.4.2 This temporary use application proposes no alteration to the existing access and

servicing arrangements and the supporting transport assessment has considered the implications of the scheme including arrangements for special events where a separate TENS license would be sought as noted in section 2. The Lambeth Transport and highways team and TfL have been consulted and raise no objection to the scheme. There are no significant impacts identified to parking, servicing, and the surrounding road network or public transport capacity. In summary:

Trip Generation and network impacts: During normal operation the with 150 visitors the peak pedestrian count is 77 which is acceptable and has no significant implications for the local network including public transport. The trip assessment in the supporting TA demonstrated that travel by private car is reduced to the minimum. The special events accommodating 500 people up to 12 times per year (subject to separate TENS approval) can be acceptably accommodated on site and local network given minimal car based transport and high PTAL (6a ‘Excellent’) of the site;

Site access and Servicing: Unchanged and principally via Lambeth High Street;

Car Parking: Existing forecourt parking will be available for people with a disability;

Cycle Parking: 20 secure spaces in the building adjacent to the entrance;

Travel Plan: In addition to cycle parking, the website will include travel information using public transport; and

Construction: N/a as the temporary occupation involves utilising the existing building with no significant building works.

6.5 Refuse and Recycling 6.5.1 Although the NPPF does not contain specific waste policies, it does state that part of

the environmental dimension to ‘sustainable development’ is waste minimisation (para 7). As part of London Plan 2011 Chapter 5 ‘London’s Response to Climate Change’ policy 5.17 seeks suitable waste and recycling storage provision in new developments as does Lambeth Local Plan Policy EN7.

6.5.2 A private contractor collection service will be utilised, with waste/recycling storage

within the building, consistent with the approach to commercial premises. Pursuant to the ‘Waste & Recycling Storage And Collection Requirements: Technical Specification For Architects & Developers’, although museums are not identified with specific and set storage requirements, it is considered that the proposal is most equivalent to an office use. Therefore, calculating the minimum requirements based on the temporary use occupying approximately 2,381sqm of the building would generate a requirement of 6,191 litres of storage. This could be accommodated in 6 no. 1,100 Litre Eurobins for example. One third of the waste capacity should be retained and separate for recycling which would be equivalent to 2 no. bins out of the total. Contingency for additional waste and recycling would be needed to accommodate any increased storage needs during special events, it being noted that

ample floorspace is available for this purpose within the building demise as evidenced on the plans. Making adequate provision of waste and recycling storage will be covered by an appropriately worded condition if the council is minded to approve the application.

6.5 Flood Risk 6.5.1 The site is located within and area of 3 having reviewed the Councils Strategic Flood

Risk Assessment (SFRA). The site benefits from Thames flood defences which is not reflect in this classification. Pursuant to the The Town and Country Planning (Development Management Procedure) (England) Order 2015 and DCLG guidance ‘Flood Risk Assessment: Local Planning Authorities’, there is no requirement to consult with the Environment Agency nor to undertake a FRA (Flood risk assessment) nor follow standing advice, given that the site is less than 0.5ha, is not located within 20m of The Thames and does not involve a change to a more vulnerable use.

6.6 Community Safety/Designing out Crime 6.6.1 London Plan 2015 Policy 7.3 states that development should amongst other things,

reduce opportunities for crime and contribute to a sense of security in particular, well maintained routes, clear indication of spaces being private, semi-private or public and natural surveillance, encourage activity appropriate to the location, promote a sense of ownership of spaces, places and buildings, integrate security features into the design. Lambeth Local Plan 2015 Policy Q3 additionally expects development to respond to the locality and any crime and safety issues, paying particular attention to communal space and making sure the materials and construction are robust, durable and resistant to damage.

6.6.2 Both the Metropolitan Police Secured by Design officer and CTU officer raise no

objection to the scheme.

6.7 Planning Obligations and CIL

6.7.1 For the avoidance of doubt, it is noted that any potential impacts of the scheme are considered to be appropriately mitigated through the use of planning conditions as recommended in this report and that no further mitigation is considered appropriate or necessary, including planning obligations.

6.7.2 In addition, the proposal is not CIL liable on account of being a temporary use.

7 CONCLUSION

7.1 The temporary use is considered appropriate and acceptable for the reasons set out in

the above report, poses no significant adverse impacts and is therefore recommended for approval for the limited period of 18 months subject to appropriately worded conditions.

8 RECOMMENDATION

8.1 Resolve to grant conditional planning permission.

8.2 Agree to delegate authority to the Director of Planning and Development to:

Negotiate and finalise the recommended conditions as set out in this report; and

8.3 In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to officers, in order to meet the requirements of the Planning Inspector.

9 CONDITIONS AND REASONS Temporary change of use 1. The temporary use hereby permitted shall be discontinued and the land restored to its former condition on or before 30.04.2018, including removal of any fixtures or fittings that facilitate the temporary use. Reason: In the interest of maintaining the long industrial and employment potential of the premises in accordance with Policy ED1 of the Lambeth Local Plan 2015. Use to be undertaken wholly within the building 2. The temporary use as a museum and for events hereby approved shall be wholly undertaken within the building and not extend out into the curtilage without the prior agreement in writing of the council. Reason: In the interest of protecting the amenity of neighbours in accordance with Policy Q2 of the Lambeth Local Plan 2015. No music events permitted 3. No amplified music events of any sort including dance parties, raves, discos or festivals shall be held at the premises. Reason: In the interest of protecting the amenity of neighbours in accordance with Policy Q2 of the Lambeth Local Plan 2015. Limit on TENS events 4. Not more than 12 TENS (Temporary Event Notice) events shall be held in any 12 month period during the lifetime of the application hereby approved or as may be extended in accordance with any subsequent application for extension pursuant to condition 1 of this permission. Reason: In the interest of protecting the amenity of neighbours in accordance with Policy Q2 of the Lambeth Local Plan 2015. Customer opening times 5. The use of the premises hereby permitted shall not be open to members of the public other than within the following times: a) 0900Hours to 1900 Hours – Everyday inclusive of Sundays and Bank Holidays

b) 0900 Hours to 2230 Hours – Extended hours, limited to 4 times each month, with records to be kept of the days of extended operation. c) 0900 Hours to 2230 Hours – Extended hours for events for which separate TENS approval is sought, with records to be kept of the days of extended operation. Outside of theses hours, the only persons permitted on site will be the museum staff and security personnel. Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or users of the area generally (policies Q2 and T6 of the London Borough of Lambeth Local Plan (2015)). Venue capacity 6. The venue operation shall be limited to 150 visitors except in the case of the separate approval of TENS events for which capacity will be limited to 500 visitors, unless agreed in writing by the Council. Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or users of the area generally (policies Q2 and T6 of the London Borough of Lambeth Local Plan (2015)). Visitor points of access 7. With the exception of emergency access including fire egress, all visitor access to and from the premises shall be only via Lambeth High Street. Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or users of the area generally (policies Q2 and T6 of the London Borough of Lambeth Local Plan (2015)). No cooking from the premises 8. No cooking shall occur on the site. Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or users of the area generally (policies Q2 of the London Borough of Lambeth Local Plan (2015)). Provision of waste and recycling storage and collection 9. Provision shall be made inside the premises for the storage, handling and collection of waste receptacles with a minimum capacity of 6,191 litres being equivalent to 6 no. 1,100litre Eurobins or alternative receptacle. One third of the capacity (2 x 1,100 Litre Eurobins or equivalent) will be separate and for the purposes of recycling. Contingency for additional capacity shall be made inside the building prior to any special events including TENS events. Reason: To ensure suitable provision for the occupiers of the development, to encourage the sustainable management of waste and to safeguard the visual amenities of the area (policies Q2 and Q12 of the London Borough of Lambeth Local Plan (2015)). Cycle storage 10. Prior to the commencement of the temporary use hereby permitted, provision shall be made for the 20 cycles spaces. Reasons: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport (policies T1, T3 and Q13 of the London Borough of Lambeth Local Plan (2015)).

Restriction of hours of deliveries 11. Deliveries to and from the site shall not occur outside the following hours without the prior agreement in writing of the council: 0800Hours to 1900 Hours – Everyday excluding Bank Holidays Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or users of the area generally (policies Q2 and T6 of the London Borough of Lambeth Local Plan (2015)). Restriction of delivery points 12. All deliveries shall be via the Lambeth High Street entrance with the exception of bulky items where this is not possible or practical. Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or users of the area generally (policies Q2 and T6 of the London Borough of Lambeth Local Plan (2015)). Env. health consultant conditions Amplified Sound 13. There shall be no amplified sound, speech or music used in connection with the premises hereby approved which is substantially audible above background noise levels when measured outside the nearest residential property. Prior to commencement of the use assessment using pink noise must be undertaken within the building to establish an acceptable internal noise level that would satisfy this condition. Verification of compliance with this condition must be undertaken within one month of use commencing and details submitted to the LPA for approval. Proactive monitoring shall be routinely undertaken throughout the permission and a record kept that demonstrates compliance with this condition is being maintained. Where any departure from the condition takes place, this must be notified to the LPA and active steps taken by the applicant to bring matters back in line with the condition. Reason: To protect the amenities of future residential occupiers and the surrounding area (Policies 7 and 29 of Lambeth's Unitary Development Plan and Policy S2 of Lambeth's Core strategy No Plant installation without approval 14. No permanent or temporary internal and external mechanical plant equipment and trunking, including building services plant, ventilation and filtration equipment and commercial kitchen exhaust ducting / ventilation, shall be installed without the approval in writing by the Local Planning Authority. Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future residential occupiers or of the area generally (Policy Q2 (Amenity) – Lambeth Local Plan 2015). Plant Noise 15. Noise from any mechanical equipment or building services plant, as measured in accordance with BS4142: 2014, shall not exceed the background noise level L90 dB(A) 15 minutes, when measured outside the window of the nearest noise sensitive or residential premises. Verification of compliance with this condition must be undertaken within one month of use commencing and details submitted to the LPA for approval.

Reason: To protect the amenities of adjoining occupiers and the surrounding area (policy Q2 of the London Borough of Lambeth Local Plan (2015)). Recommendations regarding Asbestos 16. Prior to commencement of the use a desk study and walkover must be undertaken that identifies any potential asbestos and contaminated land potential at the premises. Where any steps are required to deal with the presence of asbestos or land contamination this must be undertaken prior to the use commencing in accordance with CLR11 model procedures for management of contaminated land. Reason: To safeguard users of the environment and demonstrate that any work has been carried out effectively and the environmental risks have been satisfactorily managed (Policies 5.14 and 5.21 of the London Plan 2015). 10 INFORMATIVES Sustainable travel 1. In accordance with the travel plan, visitor way finding information including public transport information should be included on the website for the venue. Separate Advertisement Consent required for any external signage 2. Please refer to the Council’s website for details on making an application including forms. Separate Building Regulations Approval and Requirements 3. Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer. Metropolitan Police 4. An effective management and security plan that incorporates zoning of private and semi private space should be maintained at all times during the operation of the temporary use in the interests of mitigating against safety, security and crime issues. Large events 5 Where a large event of over 200 persons in attendance is expected, TfL should be notified in advance, to ensure this message can be communication to events planners. This information should be forwarded to StephenPriestley@tfl.gov.uk and BusesEventsPlanning@tfl.gov.uk