Location - Lambeth Council · site to a new location at the north of the site along with new play...

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Location Land At St Agnes Place, London

Ward Oval Proposal Demolition of the existing structures and redevelopment of the site to provide 58 residential units in a series of buildings ranging from two to four storeys in height, together with associated car parking spaces, cycle spaces, storage, amenity space and access; The relocation of the existing One O Clock Club and Adventure Playground from the south of the site to a new location at the north of the site along with new play facilities, and a new purpose built 413sqm childrens play/community building to accommodate and accompany the facilities; The re-alignment of the highway to the east of the site. Application Type Full Planning Permission Application No 11/00391FUL/DC_JWO/36670 Applicant London ·& Quadrant Housing Trust Date Valid 9 March 2011 Considerations Environment Agency Flood Zone Environment Agency Flood Zone 2 or 3 Approved Plans

Recommendation GRANT PERMISSION

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Officer Report 11/00391/RG4 1. SUMMARY OF ISSUES

1.1. The acceptability of the housing provision on this site;

1.2. The impact of the proposals upon the surrounding townscape and heritage assets;

1.3. The acceptability of the relocated and reconfigured play areas;

1.4. The open space provision;

1.5. Any issues with the functioning of the surrounding highways and pedestrian thoroughfares;

1.6. S106 contributions.

2. SITE DESCRIPTION

2.1 The site is a roughly rectangular shaped area of land 1.33ha in size situated between

Kennington Park and the Kennington Park Extension. The site runs broadly on a

north-south axis, with the road St Agnes Place running through the site from the

north before forming Bolton Crescent which connects with Camberwell New Road to

the south.

2.2 The site currently contains a mix of uses comprised of adopted highways, previously

developed and cleared brownfield (housing) land, park land, vacant housing, a one

o-clock club and an adventure playground.

2.3 The southern part of the site contains the existing play areas, the One O-Clock Club

(OoCC) building and associated open space and the Adventure Playground (APG)

together with associated open space. The two sites sit on either side of a service

road for the adjacent sports pitch and are currently in active use. To the north the

road wraps around the adventure playground before forming a ‘dogleg’ and running

north between the now demolished St Agnes Place terraced housing which is

currently hoarded off. To the north of this sits a vacated affordable housing block (73

St Agnes Place), an open area of land to the east of the road forming a link between

the two parks which was formerly a scrap yard and a small segment of park currently

used for storage and composting by Lambeth Parks.

2.4 Immediately to the west of the site lies Kennington Park which (except for the

adjacent football pitch) is within the St Marks Conservation Area, is on the English

Heritage Register of Historic Parks and Gardens and is a site of Local Nature

Conservation Importance. The park is well used and has a variety of open and

landscaped areas including a walled flower garden which sits immediately to the

north west of the northern section of the application site.

2.5 Immediately to the east of the site lies the Kennington Park extension which consists

of open space and playing fields, with the Charlie Chaplin adventure playground to

the south.

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2.6 The rear of three storey commercial and residential properties fronting Bolton

Crescent and Camberwell New Road bound the south of the site.

2.7 Further to the north of the site residential properties front St Agnes Place which after

a short distance forms the borough boundary with the London Borough of

Southwark.

2.8 Immediately to the north sits the cleared site of a former Rastafarian temple which

has planning permission secured for a housing development (see section 3 below).

2.9 There are no listed buildings within the immediate vicinity of the site.

2.10 The site is within the background consultation area for the LVMF view from Primrose

Hill to Palace of Westminster.

2.11 The site has a Public Transport Accessibility Level (PTAL) of 6a. Oval Underground

station is located approximately 300m to the west of the site. Numerous bus routes

operate in close proximity on Kennington Park Road and Camberwell New Road. St

Agnes Place and Bolton Crescent are within the Kennington Controlled Parking

Zone.

2.12 The site lies within the saved UDP Major Development Opportunity Area 53. 3. HISTORY OF THE SITE AND CONTEXT OF APPLICATION 3.1 Housing along the length of St Agnes Place was laid out in the mid 19th Century, along

with a network of terraced housing to the east and west. In the early 1930s the housing to the west of St Agnes Place was demolished and absorbed into the park, along with the creation of the adjacent football pitch. From 1957 the London Council cleared the housing to the east of St Agnes Place to create the Brandon Estate along with the Kennington Park Extension. Housing to the south of St Agnes Place was cleared to form the two children’s play areas.

3.2 The result of the above development was that by the late 1960s St Agnes Place was a

lone residential road surrounded by open areas and parkland. This was followed by a prolonged period of squatting, during which a scrap-yard was formed in an area of cleared housing to the north of the existing site (and a Rastafarian temple to the north outside application site).

3.3 During the 2000’s the Council pursued a regeneration agenda which resulted in the

squatters being evicted and the housing being cleared and demolished (except for an affordable housing block at 71-73 St Agnes Place). The scrapyard was removed and landscaped into the existing link between the two parks.

3.4 In the preceding years, the Council has been working with London and Quadrant

Housing to regenerate the site and restore housing, which has culminated with the submission of the current planning application.

Other relevant history

3.5 In February 2011 planning permission was granted for a housing development on the

site of the former Rastafarian Temple with the following description (ref10/03840/FUL):

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Erection of a part 4 and part 5 storey building to provide 18 self contained units with provision of refuse and cycle storage, one disabled parking space and associated landscaping.

4 SCHEME DETAILS 4.1 The scheme proposes to develop and reconfigure the site, re-providing housing, along

with the relocation of the two play areas, the realignment of the highway and the landscaping of areas of open space.

4.2 A total of 58 residential units are proposed in a series of buildings ranging from two to

four storeys in height, 10% of which would be disabled units. This would comprise 9 x 1 bed, 12 x 2 bed, 30 x 3 bed, and 7 x 4 bed units. Based on the site area (including half the width of the public highways) the development would have a density of 306 habitable rooms per hectare (hrh).

4.3 The historical layout of land use across the site is proposed to be re-configured.

Whereas currently the play areas sit to the south of the site, with the clearing housing land to the north, the proposals would ‘flip’ this configuration, and place the proposed housing to the south of the site behind the buildings on Bolton Crescent, with the play areas moved to a site to the north immediately adjacent the current open link between the two parks.

4.4 As set out above, the two play areas (the OoCC and APG) which currently sit at the

south of the site on either side of an access road to the adjacent sports pitch would be moved to a single site to the north of the application site. This site currently forms cleared St Agnes Place housing land and an area of Kennington Park immediately to the east of the walled garden currently used as composting and storage by Lambeth Parks. A new purpose built 413m² building would accommodate and accompany the facilities. New play facilities are proposed. The two existing play areas combined form 3761m² whereas the proposed consolidated area would form 3126m².

4.5 The existing highway would re-aligned from its current ‘dog leg’ configuration to run

along the east of the application site. The access road running to the adjacent sports facilities would be re-provided in a broadly similar configuration, but in the format of a Homezone.

4.2 Private amenity space for the homes would be provided through balconies, roof

terraces and private gardens. 4.3 A total of 29 residential car parking spaces are proposed, in addition to 6 on street

CPZ bays and a disabled parking space for users of the play building. 4.4 Refuse and recycling storage areas are to be provided at locations throughout the site. 4.5 All private homes would be built to the Code for Sustainable Homes level three and

affordable homes to level four. A range of measures would result in the development achieving a 19.6% reduction in carbon dioxide emissions.

5 CONSULTATION 5.2 Consultation on the application was carried out from 5 March 2011. Six site notices

were erected in the vicinity of the site on 6 April 2011. The application was advertised in the South London Press on 30 March 2011. Letters of notification were sent out to

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the following statutory bodies and external consultees, the responses of which to the consultation are as follows:

o London Borough of Southwark:- no response o English Heritage:- This application should be determined in accordance with national and local policy guidance, and on the basis of your specialist conservation advice.

o English Heritage Archaeology:- Condition: No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme for investigation which has been submitted by the applicant and approved by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme pursuant to this condition. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Local Planning Authority.

o Environment Agency:- The FRA submitted with this application does not comply with the requirements set out in Annex E, paragraph E3 of Planning Policy Statement 25 (PPS 25). The submitted FRA does not therefore, provide a suitable basis for assessment to be made of the flood risks arising from the proposed development. In particular, the submitted FRA fails to consider the effect of a range of flooding events including extreme events on people and property. The FRA submitted only mentions what the applicant intends to do regarding the management of surface runoff. We need to see detailed plans showing what will actually be done and an analysis of the existing and proposed drainage conditions.

o Fire Authority:- no response

o Southern Gas:- no response

o TfL:- no response

o Natural England:- We advise the council and developer to consider the role that Natural Play can have within the development. Natural Play schemes incorporate elements of the natural environment within play areas and seek to enhance children’s understanding of the natural environment through interaction. For example, log piles and tree stumps can be used to increase children’s knowledge and awareness of the natural environment through play.

o Sport England:-Sport England does not raise an objection to this application

o Sustrans :- no response

5.2 Letters of notification were sent out to the following amenity groups, the responses of which are as follows:

o Harleyford Road Action Group:- no response

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o Kennington Park Estate Tenants Association:- no response o Friends of Kennington Park:-

I was grateful to you for spending so much time yesterday taking me through the plans submitted with this application from London and Quadrant. It was a pity that the complete plans were not available earlier at Phoenix House or in the Durning Library. As I explained, the Friends of Kennington Park have been closely involved since 2007 with councillors and officers over the replacement of the demolished housing. The scheme as now submitted is one we support, since it minimises the impact on the park of what is a significant addition to the built environment in that area. The Friends have however a number of points on which we seek reassurance in your report to the Planning Committee and, if approved, the committee’s subsequent endorsement of them. Notification “Pink Notices” advertising the scheme were put up on part of St Agnes Place on 4 April. None was exhibited in the park itself. You told me that letters had been sent to local residents; most however live in Southwark, with only a handful in St Agnes Place itself. . The end date for comment is given as 14 April. You told me however that comments could be made up to the end of the month and you would reflect them in the report to the Planning Committee. Could you put up notices in the park saying this?

o The One O’clock Club & Adventure Playground.

A sub-group of our members comprising parents of users or potential users of these children’s facilities was very satisfied with the plans for the new building. The parents felt however that the one o’clock club needed a little more outside space. Lambeth Parks agreed to cede part of the current composting area, which met our request. You told me however that this was to be shared space with Parks. In our view this will not be satisfactory. It would create a secluded area which could be the haunt of the open air drinkers and other undesirables whom we are keen to see moved out of the flower garden and accommodated round the electricity sub station. A high boundary fence should firmly divide the one o’clock club from the flower garden, and the space should be exclusively assigned to the one o’clock club. We would not wish to see any encroachment onto the Green Link; the boundary fence between it and the children’s facilities should be high enough to ensure the safety of the children, but not so high that it can’t be overlooked by users of the Green Link. At a later date we would like to see the flower garden opened up to the Green Link with low boundary fences, to provide clear sight-lines. Funds are already pledged, we understand, to sow the Green Link with wild flowers. The road Ideally, St Agnes Place should be closed, so that the entire park could be treated as an entity. A strategic plan commissioned by Lambeth Parks in 2007

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demonstrated what might be done, but it was ruled out because of the very high cost. Given that a through road should be retained, we would like to see traffic calming measures on it, and provision, on its eastern side, for short-term metered parking, for visitors to the housing and users of the sports fields on the extension. Otherwise, cars will be parked on the pavement. Sequence of building We assume that there will be coordination over the road realignment between this project and the housing to the north, approved on 25 January 2011 (Ref 10/03840/FUL). The adventure playground and one o’clock club must be reprovided before the existing structures are demolished. Clearly, the house building programme should be dictated by the most efficient use of the contractor’s resources. Sec 106 I was glad to get your assurance that the reprovision of the one o’clock club and adventure playground did not rule out a further contribution to benefit the locality. From the viewpoint of the park, the Friends are considering an approach to the Heritage Lottery Fund for a grant to restore the flower garden. The Fund would expect a matching contribution from Lambeth, and this would help towards meeting the “Matching Funds” requirement. If a contribution to Sports were thought desirable, the cricket square and the marked football pitch on the extension need repair. Lambeth’s nearest library is the Durning in Kennington Lane. Children’s facilities in the park are already very fully provided.

5.3 Letters of notification were sent to the MP for Lambeth North and the ward Councillors

for Oval ward and Vassal ward. No responses have been received at the time of writing.

5.4 Letters of notification were sent to 138 neighbouring properties on the following roads:

• Bolton Crescent

• Camberwell New Road

• St Agnes Place

• Kennington Park Gardens

5.5 2 letters and emails were received in total in response to the round of public consultation. These comprise 2 observations:

5.6 One blank response (observation) sheet was received. 5.7 A letter of observation was received from the Kennington Park APG parents support

group which sets out the following:

� We would like the new play facilities in this proposal to match, in land area, as near as possible the existing Kennington Play Project land area of 3,320 sq metres.

� We would like the existing Kennington Play Project to remain fully open and to be in use up until the time when the new play project is finished, open and ready to use.

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5.8 Internal consultations

o Transport:- Please see body of report for comments.

o Conservation and Urban Design:- Residential Element

Realignment of Road I am supportive of the proposed realignment of St Agnes and am pleased that concerns regarding the possible closure of St Agnes Place has been omitted from the proposal. Realignment of the road will gives greater flexibility in development layout of the residential element, provides distinction between the park and development through typical street layout, provides clear unobstructed views along the road aiding security and improving sense of safety, it also aids legibility. Overall the realignment of the road will have a number of positive results. Building Scale and Mass Policy 33 (b) – Building Scale and Design states that all development should be appropriate scale, massing and height and appropriate to their site characteristics. Policy 33 (a)(iii) states that infill development should be compatible with prevailing building lines and plot sizes (urban grain). Urban grain refers to the pattern of the arrangement of street, blocks, plots and plot coverage ‘By Design’ (DETR, 2000). Neighbouring buildings are between two to four storeys in height rising to six storeys as you walk along St Agnes Place towards Kennington Park Place. The drawings show that the development will be four storey fronting the newly aligned St Agnes Place and proposed One o’clock club to the north of the site. Four storeys in these locations are considered acceptable, as it will not be out of keeping with the scale of development in the area and will also provide adequate enclosure to the street. To the rear of the site behind the four storey A and E block are the ‘Mews’ blocks (B. C and D) with a height of three storeys which again is considered acceptable. Overall the scale and mass of the proposal is considered acceptable. Most of the development consists terraced housing with garden to the rear reflecting the fine urban grain of the area. The corner blocks of the mock Georgian terrace are less successful, appearing quite cumbersome and awkward. The transition between the terrace and the flatted blocks would benefit from some refinement. Layout It is my view that the proposed layout poses some issues. One of the most pertinent issues is that the large unarticulated flank wall of block B will be located on the garden boundary of plot 18 and 19, and has the potential to be imposing and overbearing. The layout also results in the flatted blocks to Block A having no communal space at all which is rather unfortunate, particularly as the private terraces/balconies are unlikely to meet SPD standards. Internal Layout The internal layout is comprehensive. Lifetime Homes and Wheelchair accessible homes

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Any future application must achieve Lifetime Homes Standards and 10% of units should be Wheelchair accessible homes. The D&A states that 6 wheelchair accessible homes will be provided and that LTH has been taken into account. Amenity & Landscaping Housing Development and Housing Conversions SPD states that all new homes should provide 30m² of private amenity space/garden whilst a flatted development should provide a communal area of at least 50m² and a further 10m² per flat should be provided. The majority of the proposed houses are provided with private amenity in the form of gardens, it is likely that most of the houses will meet minimum SPD standards. The amount of amenity space for the flatted blocks, particularly Block A appears to be lacking in amenity provision providing no communal space at all. Refuse Storage The refuse strategy appears comprehensive we would suggest a condition controlling the appearance of refuse storage. Appearance and Materials: Policy 33(a) states that infill development should be compatible with (vi) colour, type, source and texture of local materials and (vii) architectural compositions including patterns and rhythms and set pieces of townscape. - Affordable Homes (Contemporary Mews) Affordable homes form a three storey mews to the rear of the site designed in a contemporary aesthetic. These units will be constructed in yellow stock, a material used predominately in the area relating well to the immediate context. The proposed screen panels are interesting and we would seek to condition the detailing of them. - Private Homes (Georgian Terrace) The private homes replicate a Georgian terrace which is considered acceptable. Overall the scheme has come a long way since the initial pre-application submission and for this the applicant is commended. However there are elements of the scheme that raise concerns and in some instances requires clarification.

1. Block A front elevation, first floor terraces will be accessible by occupants however

the drawings show sash windows were doors should be, which is misleading. A condition could be attached to ensure that a door on this elevation would be detailed appropriately

2. Drawings show flank brick columns dividing each house along the frontage,

however drawings state that these are RWP (aluminium). In my view recessed brick vertical channels accommodating RWP would have been more in keeping with the Georgian aesthetic. The slight projections are not entirely characteristic of a Georgian terrace.

3. I also have concerns regarding the proposed decorative privacy screen (shown in

materials schedule No 13 adjacent to the party wall. A brightly coloured decorative screen here would not be acceptable. We would condition this element to ensure acceptable detailing of proposed screening in this location..

4. The high parapet wall to the rear of the development will result in the single storey

extension to the rear appearing quite dominate. A metal railing to the rear sitting behind a low parapet wall would appear as a light weight structure because of its visual permeability and less dominant. I’m not sire whether this could be

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conditioned?

Sustainability Residential development is expected to propose a development that offers a reduced environmental impact which attains Code for Sustainable Homes Level 3. The D&A states that private accommodation will achieve level 3 whilst affordable homes will achieve code 4. It would have been great if all units achieved code 4. One o’clock club The scale and bulk of the one o’clock is acceptable, separating the development into to two helps break up the mass of the building. The form of the building is very interesting, and the use of Corten steel aids the sculptural appearance and quality of the building. The building has a successful relationship with the park ,having a number of windows on the northern elevation that will overlook the park. The club will improve and consolidate the children’s play facility. In addition to this having the club located close to junction of St Agnes Place with the park it could have the potential to draw people into and reinforce links with the new extension park. Overall the proposal will appear as a distinctive element within a part of the park which has very little interest. It is my view that the building will be a positive contribution to the park and reside successfully within the registered park.

Conclusion Whilst I do have some criticisms of the scheme (residential part) these are minor when weighed against the positive attributes of the scheme, such as overall pleasing appearance of the one o’clock club and the residential part, and the benefit of additional good quality housing and play space for young people. As such I have no objection to this application.

o Planning Policy:- The application site comprises land previously used for housing, a vacant RSL block with 6 residential units, open space, children’s play facilities with associated buildings (an adventure playground and a separate One O’Clock Club) and a stretch of public highway. It is the subject of saved MDO 53 in the UDP 2007, which seeks: Restoration of street pattern. Development for housing. Creation of a better link from Kennington Park to Kennington Park extension (including part in Southwark off Bolton Crescent). Improvement and consolidation of adjoining children’s play facilities. Improvement of community facilities. The proposed development involves provision of 58 new residential units, of which 30 (52%) affordable and 28 (48%) will be market housing. Of the affordable units, 21 (70%) are identified as for ‘social rent’ and the 9 (30%) as intermediate affordable. In addition, it will re-configure the open space and children’s play areas to provide a new, combined adventure playground and One O’Clock Club; and re-align the public highway. The block of 6 existing residential units will be demolished and it is understood that these units are to be re-provided as affordable housing as part of a separate residential development already granted planning permission to the north of this site.

In addition to addressing the objectives of saved MDO 53, the key policy considerations are the principle of housing on the site; the mix of housing proposed; community facilities; loss of open space; and sustainable design and construction. Other teams will comment on other aspects of the proposal, including density and

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urban design (including the issues of restoration of street patter and creation of a better link between Kennington Park and Kennington Park extension); and transport.

o Housing

Core Strategy Policy S2:

• sets out in section (a) the target for the provision of new dwellings in the borough until 2025;

• seeks in section (c) at least 50% affordable housing (with public subsidy) on sites capable of accommodating 10 or more homes and a ratio of 70:30 social rented and intermediate affordable housing;

• seeks in section (d) a mix of housing sizes and types to meet the needs of different sections of the community including through applying Lifetime Homes and Building for Life standards and providing wheelchair housing.

The wider St Agnes Place site (including the area already subject to a separate planning permission) was identified in the GLA Strategic Housing Land Availability Assessment 2009 as a potential housing site. This is supported by saved UDP MDO 53 which specified “development for housing”. In principle therefore, the provision of additional dwellings on this site is welcomed in order to help achieve the borough’s strategic housing target under Policy S2 (a). Policy S2 (a) is supported by saved UDP Policy 15 which states that development should not result in the net loss of permanent residential accommodation or the net loss of affordable housing units. This is relevant to the demolition of the block of 6 affordable units, but this policy has been addressed through the re-provision of these units on a separate site. Over 50% of the proposed new units in this application are for affordable housing and, given that the scheme would be grant funded, this is also consistent with the requirements of Core Strategy Policy S2 (c). In relation to the ratio of social rented to intermediate affordable units, the proposal is policy compliant in principle. However, the nature of the proposed social rented units should be investigated, given the new HCA funding regime which now only funds units for ‘Affordable Rent’ (up to 80% market rent). ‘Affordable Rent’ does not fall within the definition of ‘social rent’ in PPS3 (see current CLG consultation on a proposed amendment to this definition) and housing colleagues have advised that 80% of market rent is unlikely to address current housing need in the borough. If, as is likely, the ‘social rent’ units in this scheme are in fact for ‘Affordable Rent’, it may be necessary to define a target rent in the s106 agreement so that they are able to meet current housing need. Housing colleagues should advise further on the appropriate level of target rent to be sought in this scheme.

Saved UDP Policy 16 adds further detail to Core Strategy Policy S2 (d) in relation to new affordable housing, stating that a range of unit sizes should be provided having regard to local circumstances, site characteristics and the aims of the borough’s annual Housing Strategy. The scheme appears to provide a good range of unit size within both the affordable and market elements of the scheme, including affordable family sized dwellings for which there is the most acute need in the borough. Housing colleagues should advise further on this aspect of the scheme in relation to the most recent information on housing need in the borough. Community facilities

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MDO 53 seeks improvement of community facilities and improvement and consolidation of adjoining children’s play facilities. Core Strategy Policy S1 seeks to safeguard and improve community premises in order to meet identified demand. This is supported by saved UDP Policy 26 which states that “the loss of a community use falling within the D1 use class will be resisted unless a facility of equivalent functionality is replaced locally or adequate planning obligations are secured to mitigate against its loss. This would require securing or improving facilities of equivalent functionality in the area and ensuring their long-term viability”. The policy adds that exceptionally a reduction in the size of a community facility on or off-site may be permitted where the facility is too large for modern needs…and the development is essential to secure community use (with equivalent community access) on the remainder of the site or elsewhere.

This is relevant to the proposed demolition and re-provision of the buildings associated with the One O’Clock Club and adventure playground. The proposal would appear to be achieving the consolidation of the facilities sought in MDO 53, albeit with some loss of floorspace. Assuming colleagues in CYPS have confirmed they are happy with what is proposed, it is considered that the loss would be acceptable under the exception set out in UDP Policy 26. CYPS officers should also be asked to comment on the issue of long-term viability of the new facility with reference to revenue funding, as this will need to be addressed in the officer’s report to address Policy 26 in full. Open space Core Strategy Policy S5 protects and maintains existing open spaces and their function; and seeks to improve the quality of, and access to existing open space. Where appropriate in major developments, financial contributions will be sought towards improvements in the quality of, and access to, open space in the borough. This policy is supported by saved UDP Policy 50 which sets out the detailed circumstances in which development on existing open space can take place. One of these is development that makes compensatory provision in the vicinity for replacement open space of equal or better quality and size. It is understood that there will be no net loss of open space in this case, if account is taken of the phased approach to the redevelopment of St Agnes Place and of the proposed shared use of the outside area for the One O’Clock club. Assuming this is correct, then the requirements of Policies S1 and 50 are met. Sustainable design and construction Core Strategy Policy S7 requires all major development to achieve a reduction in carbon dioxide emissions in line with London Plan targets (currently 20% through on site renewable energy generation – see London Plan Policy 4A.7). Saved UDP Policy 35 requires all development proposals to show, by means of a Sustainability Assessment, how they incorporate the principles of sustainable design and construction. Further explanation is provided in the council’s Sustainable Design and Construction SPD. Summary Overall, the proposal is acceptable in principle form a planning policy perspective subject to checking and resolving the following issues:

• the nature of the proposed social rented accommodation and the target rent to be sought (in discussion with Housing colleagues);

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• the revenue funding for the proposed new play facilities to ensure long-term viability

• that there is no let loss of open space

• the requirements in relation to sustainable design and construction.

o Streetcare:-No response

o Regulatory Services, Noise and Pollution:- We have no environmental concerns regarding the application .

o Regulatory Services, Licencing:-No response

o Crime Prevention Unit:- This response refers to the following application for full planning permission involving:- a. The demolition of existing structures & redevelopment of the site to provide 58

dwellings in a series of buildings together with associated car parking spaces, cycle spaces, storage, amenity space and access;

b. The relocation of the existing One O Clock Club and adventure playground along with new play facilities and a new purpose built children’s play/community building to accommodate and accompany the facilities;

c. The re-alignment of the highway to the east of the site.

Kennington Park and Kennington Oval are within an ongoing street-crime hotspot, where a higher number of street-crime offences including robbery are reported when compared with the Borough average. The transport hub at Oval tube & nearby bus stops attract a high number of pedestrians through all hours and lone pedestrians are more vulnerable to this crime, especially in isolated or remote areas. Other local crime risks around the Kennington Park area include drugs related offences, burglary, motor vehicle related theft and anti-social behaviour so it is important that the proposals mitigate these risks. Please inform the applicant that the onus is on them to mitigate these issues in their management plan. External lighting should adhere to BS 5489 and a lighting engineer should be consulted to provide a well designed scheme with a minimum uniformity rating of 25% and a colour rendition index rating of 60. Section 106 - Suggested measures:- The area around the Oval tube and Kennington Park is an ongoing hotspot for street crime including robbery. A number of improvements have been made to the park to reduce crime and anti-social behaviour but there are still some measures that could improvement the environment further. These improvements would reduce the likelihood of the new residents and users of the Community Centre becoming victims of crime and improve the perceptions of crime in and around the new development.

a. Footpath across park between Bolton Crescent to Mead Road, (Branden Estate):

This footpath follows a winding route across the park and large shrubs have grown up screening the route. These shrubs have large areas missing on the path side that could be used as hiding holes by potential suspects waiting to commit crime. The overall impression to the user especially at night is trepidation, so a more direct desire line has grown up through regular use, so I recommend that this is redesigned to improve the usage and image of the direct route.

b. During recent Community Safety consultations with users of “Midnight Alley” in Kennington Park, responses indicated that pedestrian used the Alleyway at night in preference to walking through Bolton Crescent into the Park or to St Agnes Place. The new development will deal with many of the issues however I request that improvements to the lighting, street scene and alley way entrances are considered along the Bolton Crescent approach to the new development.

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c. To future proof this development I recommend that CCTV ducting is provided in the new roadway and if new lighting columns are required in the associated public realm improvements, consideration is given to the installation of columns (in specified areas) that can house mobile CCTV units if the need arises. This may be suitable for condition or sec 106.

o Parks and Open Space:- Recommendation: SUPPORT, subject to comments and conditions below. Reasons: Proposals for redevelopment of land along St. Agnes Place adjacent to Kennington Park, with external soft and hard landscaping opportunities and changes to the existing One O’Clock Club, Adventure Playground and Greenlink, would appear to be appropriate to the size, location and aspect of this site. Previous assessments indicate that the present land has relatively low landscape and ecological value, so that a development that aims to offer external landscaping and features that promote biodiversity and a high quality visual and structural presentation are welcome. Whilst the application site has low ecological value, care should still be taken during construction to ensure activities do not conflict with wildlife or disturb legally protected species. The main priority is to ensure any tree reductions do not disturb nesting wild birds (and so works are done outside of the normal bird nesting season) or that bats are using trees to establish roosts which would then hamper development. The applicant should endeavour to brief contractor management and staff, and ensure good practice is followed in minimising adverse effects on all protected species. Whilst the site has low ecological value, there is considerable potential to enhance the development for biodiversity through introducing features such as bird and bat boxes/bricks, or sensitive and appropriate landscaping and planting of trees and plants with high wildlife value. Therefore, it is recommended that the applicant should provide and seek approval for soft landscaping and planting plans, planting specifications and maintenance schedules, which endeavour to provide enhanced landscaping and biodiversity value.

The current proposals indicate the intention is to make changes to the positions and interrelationships of existing open space, including parts of Kennington Park, especially the adjacent Green Link and greenwaste site. Because of this we would ask that there is a commitment to ensure that any development improves both the quality and accessibility of open space, which can be secured by condition or statement. We would want there to be a commitment to maximise the quality – ecological, horticultural and physical – of the restored or repositioned Green Link, and to maximise the quality of the proposed ‘shared accessible open space’ that will be shared between the new One O’Clock Club and Kennington Park once development is completed.

We would also wish to ensure that access to and use of any open space is maximised, so we would request a detailed agreement as to how the open space that will be shared between the new One O’Clock Club and Kennington Park will be managed, especially to maximise general public use, and how this space will be maintained and managed over its intended lifetime. A. Planning Statement Addendum 5.0 Proposed Development Play Building

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Section 5.10 states: “External space for the OOC is located within the west of the site towards the walled garden; this comprises 965 m2. In order to maximise usage 915 m2

of this space will be open to public park users outside of OOC opening hours and when it would be exclusively used by the OOC.” Public Open Space Section 5.16 states the proposal includes provision of 2,687 m2 of open space, which includes 915 m2 of shared space within the OOC, in order to provide an improved Green Link between Kennington Park and the Kennington Park Extension. Delivery of this new Green Link, including any new footpaths or enhanced landscaping will be subject to detailed discussions including Section 106 negotiations with the council. We note the amount of proposed accessible open space, but clearly we are not yet at the stage of having sight of any detailed final designs, layout, infrastructure and landscaping of the new Green Link, nor content of the new OOC and its ‘shared area’. We would request a condition of consent for discharge to see and approve these detailed plans and specifications at a later stage. Open Spaces and Landscaping - Assessment Section 8.124 includes a table showing an ‘assessment of the overall quantum’ of existing and proposed park space. Existing publicly accessible open space (including the non-accessible greenwaste depot site) is calculated at 2,989 m2 (of which 2,257 m2 is accessible). The new proposed open space would be 1,772 m2 freely accessible park space plus 915 m2 from the shared OOC area, making a total of 2,687 m2 This equates as a reduction of 302 m2 in overall open space, but in contrast the ‘quantum’ of publicly accessible open space is increased by 430 m2 because of the fact there is the removal of the closed off greenwaste site and conversion into an area that has shared OOC and parks use. The applicants state that ‘in accordance with Policy 50 the development will therefore enhance public access to open space and improve the quality of open space within the borough. The development is therefore considered to fully accord with Policy 50’

In essence there would be a drop of 485 m2 in parks open space as a result of the proposed development (2257 – 1772). If the proposal to treat the new OOC outside area as accessible open space, even if not around the clock and only when the OOC is not using it, this brings back 915 m2 and so you get 430 m2 added as ‘accessible’ space. Given that this argument hinges on whether the OOC outside area will be classified as ‘accessible public open space’ we need to have very clear information as to when and how this area is publicly accessible, and how it will be maintained and landscaped to have value to the general public. There is a need for a condition on access and use, or some form of legal agreement to set access times and responsibilities for maintenance. If we know OOC opening and closing times then we should ring fence access to the public either side of these times. B. Design and Access Statement - Residential Page 50: Landscape Strategy for Residential Development

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Proposals for each new house to have a private garden area that ‘will encompass soft planting and landscaping’, plus areas in the various ‘Home Zones’ in the development ‘that have been designated for soft landscaping’. We would wish to approve types and standards of soft landscaping where these have impacts upon the surrounding greenspace or the park – we don’t want plants that are invasives or excessive climbers, and we want a soft landscaping palette that has high biodiversity and landscape value.

Page 64 External Materials on Buildings Various proposals for including ‘extensive green roofs’ on various new buildings are mentioned, often combined with photovoltaics, but there does need to be more detail as to actual specifications for green roofs or the area they cover. We would request more details on the area of coverage and detailed specifications for design, installation and maintenance, with the emphasis on green roofs that have high biodiversity value yet are easy to look after. The green roof specifications need to be assessed in the context of the adjacent park to ensure connectivity to wildlife habitats in there and to maximise migration of species to and from the park and the residential development/landscaped areas. Page 104: Sustainability Statement The document makes reference to a ‘Sustainability Statement’ and ‘submitted as part of the planning application’. However, we couldn’t find this Statement and it was not included in either the accompanying CD. Whilst the report does mention all the key things we’d like to see in the development and with potential benefits to Kennington Park, we would need to have sight of the full Statement and approve it as part of the condition process. We don’t have any information as to whether any of the existing land has existing ecological value or how any ecological features would be mitigated for – maybe there is very little that can’t be recreated as part of the new development or alternative habitats provided, but we don’t know if the site may be home to protected species like bats or nesting birds. Therefore, even if just for their own peace of mind I would suggest that the applicants undertake to manage their works so as not to cause harm or damage to any potential protected species that may be on site or could be using it for feeding or breeding. C. Design and Access Statement – Play This is the statement of the play provision and includes the OOC and Adventure Playground as well as the greenspaces that is within and/or shared with Kennington Park and proposed as ‘accessible open space’ 6.5 Relationship to Surrounding and Boundaries An external fence and access gate will separate the APG from the OOC, but we will need to know more about the type, design and installation of the fencing and any other boundaries between the OOC, APG and rest of the park, as well as how the fencing and any gates will be managed and operated. This needs to be clarified through additional documentation and any appropriate agreements with the OOC users/managers. 6.7 Materials and Appearance

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The proposals include a green roof on part of the external structure of the OOC, which is welcomed but we need to know what type of green roof, its area, its design, installation and maintenance. This may need to be part of a condition for landscaping – not a thing we can readily maintain so we need to know how it will be maintained and by whom.

6.8 Landscaping Strategy and External Play Spaces

This makes a statement that out of hours, the external space for the OOC will be open to the general public but it doesn’t as yet specify exact times, or how this agreement will be managed and enforced. This needs to be formally agreed to guarantee public access at specific times of the day and week. Soft landscaping, planting, durable timber seating and small number of play elements will be provided in the shared space. Clearly we need to have sight and approve of these proposed landscaping elements. A hedge will form the boundary towards the Green Link, which will be gown to ‘hip height’ to ensure safety without obstructing sightlines. The statement confirms that the detailed design of the external play structures will be subject to planning conditions. We need to make sure we are included in viewing and commenting on those conditions and the detailed designs. FURTHER COMMENTS: On the attached first drawing, the space described as ‘732sq m - compost area’ is currently used as a green waste recycling plant, where we compost the green waste produced in parks. The proposed use of this area by the Adventure Playground will require that we relocate this facility, the cost of construction of a new site is about £30k and consists of a concrete base and bays made from RSJ & railway sleepers. Therefore:

Parks request that a condition of this application approval is that prior to occupation of the land, the developer fund the construction of a replacement composting facility of equivalent size and capacity at another park identified by Lambeth Parks.

o Education, asset management:-No response o Early Years Child Development:- We have been involved with the drawing up and sign off of the proposed One O Clock Club and Adventure Playground plans , and have been working closely with erect on this for some time. This has been a positive process, and has involved young people, staff and parents from both sites.

o Corporate Asset Strategy:- No response

o Housing:- The scheme may not be eligible for HCA funding, although it is doubtful that it would as L and Q are providing social rent accommodation when they will only fund the New Affordable Rent Product in the new 2011/15 National Affordable Housing Programme.

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When does a S106 scheme become a S106, ie what level of private provision makes schemes into S106s? Also have a few other questions: do BNP Parribas re-invest developer’s profit back into affordable provision; I am unsure about the interpretation of the GLA’s Intermediate affordability criterion; and I have to check about land value.

6 POLICY CONTEXT 6.1 Planning Policy Statement 1 (PPS1); Delivering Sustainable Development, sets out the

Government’s policy to provide for sustainable development through the planning system. PPS1 provides that planning authorities should:

� “promote urban and rural regeneration to improve the wellbeing of communities,

improve facilities, promote high quality and safe development and create new opportunities for the people living in those communities…” (para 27(ii)); and

� “provide improved access for all to jobs, health, education, shops, leisure and

community facilities, open space, sport and recreation, by ensuring that new development is located where everyone can access services or facilities on foot, bicycle or public transport rather than having to rely on access by car…”

6.2 PPS1 further states, “Good design ensures attractive usable, durable and adaptable

places and is a key element in achieving sustainable development. Good design is indivisible from good planning…. Design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions, should not be accepted.” (para. 33 and 34).

6.3 Planning Policy Statement 3 (PPS3); Housing, provides the Government's statement

on housing in line with their planning reform agenda, setting out what is required at regional and local level to deliver housing within sustainable communities. PPS3 states that the Government's key objective for planning for housing is to ensure that “everyone has the opportunity of living in a decent home, which they can afford, in a community where they want to live". To achieve this objective, the Government is seeking to:

� achieve a wide choice of high quality homes, both affordable and market housing,

to address the requirements of the community;

� widen opportunities for home ownership and ensure high quality housing for those who cannot afford market housing, in particular those who are vulnerable or in need.

� improve affordability across the housing market, including by increasing the supply of housing; and,

� create sustainable, inclusive, mixed communities in all areas, both urban and rural. 6.4 Planning Policy Statement 5 (PPS5); Planning for the Historic Environment, sets out

the approach local planning authorities are to take when determining whether to grant planning permission or other consents for a proposal that effects the significance of a heritage asset (World Heritage Sites, Scheduled Monuments, Listed Buildings, Protected Wreck Sites, Registered Parks and Gardens, Registered Battlefields and Conservation Areas). PPS5 (HE.7.1) advises that in decision making, local planning authorities should seek to identify and asses the particular significance of any element of the historic environment that may be affected by the proposal.

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6.5 Planning Policy Guidance 17 (PPG17); Planning for Open space, Sport and Recreation, sets out the policies needed to be taken into account by regional planning bodies in the preparation of Regional Planning Guidance (or any successor) and by local planning authorities in the preparation of development plans (or their successors); they may also be material to decisions on individual planning applications.

6.6 PPG 17 states that the recreational quality of open spaces can be eroded by

insensitive development or incremental loss of the site. It states that in considering planning applications - either within or adjoining open space - local authorities should weigh any benefits being offered to the community against the loss of open space that will occur.

6.7 Planning Policy Statement 22 (PPS22); Renewable Energy, sets out the Government's

policies for renewable energy, which planning authorities should have regard to when preparing local development documents and when taking planning decisions.

The Development Plan 6.8 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. The development plan in Lambeth is the London Plan (‘consolidated with Alterations since 2004’ published in February 2008), the Lambeth Core Strategy (adopted 19 January 2011) and the remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not supersede by the LDF Core Strategy January 2011’.

The London Plan 6.9 The London Plan was consolidated in February 2008 and now includes alterations that

have been made since it was adopted in February 2004.The London Plan is the Mayor’s spatial strategy, which seeks to accommodate significant growth in ways that respect and improve London’s diverse heritage while delivering a sustainable World City. It proposes to achieve this through sensitive intensification of development in locations well served by public transport.

6.10 Relevant policies in the London Plan include: -

� Policy 2A.1 Sustainability criteria � Policy 2A.7 Areas for Regeneration

� Policy 3A.1 Increasing London’s supply of housing � Policy 3A.5 Housing Choice

� Policy 3A.7 Large residential developments � Policy 3A.8 Definition of affordable housing � Policy 3A.9 Affordable housing targets

� Policy 3A.10 Negotiating affordable housing in individual private residential and mixed use schemes.

� Policy 3A.17 Addressing the needs of London’s diverse population � Policy 3A.18 Protection and enhancement of social infrastructure and

community facilities. � Policy 3B.3 Mixed use development � Policy 3C.21 Improving conditions for cycling

� Policy3C.23 Parking Strategy � Policy 3D.6 Sports facilities

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� Policy 3D.13 Children and Young Peoples Play and informal recreation strategies

� Policy 4A.1 Tacking climate change

� Policy 4A.2 Mitigating climate change � Policy 4A.3 Sustainable Design and Construction

� Policy 4A.4 Energy Assessment � Policy 4A.7 Renewable Energy

� Policy 4B.1 Design principles for a compact city � Policy 4B.3 Enhancing the quality of the public realm � Policy 4b.4 Creating an Inclusive Environment

� Policy 4B.8 Respect local context and communities � Policy 4B.11 London’s built heritage

� Policy 4B.12 Heritage conservation 6.11 Local Development Framework (LDF) Core Strategy Policies (2011)

� Policy S1: Delivering the Vision and Objectives � Policy S3: Economic Development

� Policy S4: Transport � Policy S5: Open Space

� Policy S7: Sustainable Design and Construction � Policy S8: Sustainable Waste Management � Policy S9: Quality of the Built Environment

6.12 Lambeth UDP (2007) Policies saved beyond 5 August 2010 and not superseded by

LDF Core Strategy Policies (2011)

� Policy 1 The Vision for Lambeth � Policy 4 Town Centres and Community Regeneration � Policy 7 Protection of Residential Amenity

� Policy 9 Transport Impact � Policy 14 Parking and Traffic restraint

� Policy 26 Community Facilities � Policy 31 Streets, character and layout

� Policy 32 Community Safety/Designing Out Crime � Policy 33 Building Scale and Design � Policy 35 Sustainable Design and Construction

� Policy 38 Design in existing Residential/Mixed Use areas � Policy 39 Streetscape, Landscape and Public Realm Design

� Policy 45 Listed Buildings � Policy 47 Conservation Areas

� Policy 50 Open Space and Sports Facilities 6.13 The site falls within saved UDP Major Development Opportunity 53 (which includes

part of the park extension to the east, the Charlie Chaplin playground to the south and housing on St Agnes place to the north). This states:

Restoration of street pattern. Development of housing. Creation of a better link from Kennington Park to Kennington Park extension (including part in Southwark off Bolton Crescent). Improvement and consolidation of adjoining children’s play facilities. Improvement of community facilities.

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7 PLANNING CONSIDERATIONS 7.1 Land Use Principle of redevelopment for housing, play and open areas. 7.1.1 In land use terms the application proposes to redevelop the site to provide a mix of

housing, play facilities and open spaces. 7.1.2 The historical layout of land uses on the site would be reconfigured; 7.1.3 Whereas currently the play areas sit to the south of the site, with the cleared housing

land to the north, the proposals would ‘flip’ this configuration. The proposed housing would be at the south of the site, with the open play areas moved to a site to the north immediately adjacent to the current open link between the two parks.

7.1.4 UDP Major Development Opportunity site 53 identifies an area to the east of

Kennington Park, which includes the application site, as suitable for the following development:

Restoration of street pattern. Development of housing. Creation of a better link from Kennington Park to Kennington Park extension (including part in Southwark off Bolton Crescent). Improvement and consolidation of adjoining children's play facilities. Improvement of community facilities.

7.1.5 In land use terms the application is consistent with the objectives of the MDO insofar

as the scheme would provide housing and improve the children’s play facilities through their re-provision. It should be noted that an improved link from Kennington Park to the Kennington Park extension has already been established through the Councils appropriation of the scrap yard and its formation into a link between the two parks several years ago.

7.1.6 The principle of the development is also in line with Lambeth’s Core Strategy Policy S1

which sets out that (inter alia), the Council will ensure regeneration opportunities are explored by maximising the use of previously developed land, and safeguard and improve communality facilities and essential physical green and social infrastructure.

7.1.7 A mixed use redevelopment of this brownfield site, in the manner described above is in

principle acceptable and in accordance with the objectives of MDO 53 and Lambeth Core Strategy Policy S1.

Housing 7.1.8 The application would provide 58 housing units, 6 of which would be disabled units.

This would comprise 9 x 1 bed, 12 x 2 bed, 30 x 3 bed and 7 x 2 bed units in a series of blocks sitting towards the south of the site. Based on the residential site area (including half the width of the public highways) the development would have a density of 306 habitable rooms per hectare (hrh).

7.1.9 52% affordable housing (with assumed housing association grant) is proposed based

upon habitable rooms with a tenure mix of 70% social rented and 30% intermediate. 7.1.10 The principle off re-providing housing at this site is supported by MDO as set out

above which requires the development of housing. This would also go towards the Core Strategy Policy S2 objective of providing at least 7,700 net additional dwellings

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across the borough by 2017. This would also be in line with saved UDP Policy 15 which states that (inter alia) unless otherwise stated in the plan, housing is an appropriate use on all sites, and that unless the UDP expressly promotes, allows or protects other uses, housing should be the predominant use on sites coming forward for development.

Affordable Housing

7.1.11 Core strategy Policy S2 sets out that the Council will seek the provision of affordable

housing on sites of at least 0.1 hectares or on sites capable of accommodating 10 or more homes. The policy goes on to state that, ‘At least 50 per cent of housing should be affordable where public subsidy is available, or 40 per cent without public subsidy, subject to housing priorities and, where relevant, to independently validated evidence of viability, or where there is a clearly demonstrable benefit in a different mix in the case of housing estate regeneration. The mix of affordable housing should be 70 per cent social rented and 30 per cent intermediate.

7.1.12 The scheme as submitted proposes 52% of habitable rooms on site as affordable

housing (with grant). This would comprise of 70% for social rent and 30% for intermediate housing. A breakdown of the affordable housing type and tenure is as follows:

Affordable Housing Accommodation Schedule

Unit Size

Social Rented

Intermediate

Total

1 bedroom units 2 1 9



4 bedroom units 0 7

TOTAL 21(30%) 9(33%) 58(100%)

7.1.13 The affordable housing would be located within the three storey houses to the east of

the site and in the southern most four storey block fronting the park to the east. 7.1.14 The application includes a financial viability appraisal, in which both a with grant and

without grant funding scenario are assessed. The study concludes that if grant is unavailable, then the maximum viable provision of affordable housing would be 36% (with a 70/30% social/intermediate split).

7.1.15 On this basis, officers have engaged an independent report from BNP Paribas to

review and advise on the applicants’ development appraisal. At the stage of writing, a final report has not yet been received by BNP Paribas. The findings and any recommendations will be reported in an addendum document to the committee. However, at this stage, and in light of the uncertainty over grant funding, a s106 mechanism is proposed so that the affordable housing level can be determined in the context of the actual grant level achieved to ensure the maximum viable level of affordable housing (at a minimum of 36%) is achieved.

Dwelling Mix 7.1.16 Saved UDP Policy 15 states that the Council will promote a range of new housing

development to meet the different needs and demands for housing in the borough, including that for affordable housing. Core Strategy Policy S2 seeks the provision of a

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mix of housing sizes and types to meet the needs of different sections of the community. The housing mix is set out as follows:

Proposed Housing Schedule

Residential Owner Occupied

Social Rented

Intermediate Unit Total %

1 bedroom units 6 2 1 9 15%




TOTAL 28 21 9 58 100%

7.1.17 As can be seen in the above tables, the proposed housing mix would contain a

balanced provision of housing type, with over 34% of housing being three bed or larger. Housing officers have stated that they support the proposed mix of unit sizes. It is considered that the proposed housing mix ensures a wide range of unit sizes would be provided and be in accordance with the provisions of saved UDP Policy 15 and Core Strategy Policy S2.

Density 7.1.18 Based on the site area (including half the width of the public highways) the

development would have a density of 306 habitable rooms per hectare (hrh). 7.1.19 Core Strategy Policy S2 seeks levels of residential density consistent with London

Plan guidelines. The London advocates a design led approach and a presumption towards the highest possible intensity of use, which must be compatible with the local context, design principles and local transport. Table 3A.2 of the London Plan suggests a maximum density range of between 200-700hrh for this location (urban, with a PTAL between 4 and 6).

7.1.20 It is considered that the density of the scheme is acceptable, with regards to the DPG,

UDP and London Plan policies subject to residential amenity being safeguarded by conditions, and mitigation of the impacts of the development through s106 obligations.

Internal layout/Room sizes

7.1.21 The residential units of the scheme have been designed to comply with the

Supplementary Planning Guidance for Housing Development, which sets out guidance and standards for new build developments such as this. Submitted plans indicate that every proposed residential unit would meet the given minimum floor area for its given size, with most units exceeding this.

Lifetime Homes/Wheelchair Homes Standards

7.1.22 UDP Policy 33 makes reference to the London Plan Policy 3A.4 requirement that all

new housing should be built to ‘Lifetime Homes’ standards and that 10% of all new housing be designed to be wheelchair accessible or easily adaptable for residents who are wheelchair users. The scheme would meet this requirement. A condition is recommended to ensure that this is achieved.

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Housing conclusion 7.1.23 Officers consider that the scheme provides an acceptable mix, type and density of

housing and provision of affordable housing for which there is an identified need within the borough, and as such conforms with the demands of PPS3, London Plan Policies 3A.1, 3A.2, 3A.3, 3A.4, 3A.5, saved UDP Policies 15 and 16 and Core Strategy Policy S1.

One O Clock Club and Adventure Playground re-provision

7.1.24 Both Core Strategy Policy S1 and saved UDP Policy 26 set out a commitment to

safeguard and protect community facilities and support their improvement. 7.1.25 The southern part of the site contains the existing play areas, the One O Clock Club

(OoCC) building and associated open space and the Adventure Playground (APG) together with associated open space. The two sites sit on either side of a service road for the adjacent sports pitch and are in active use. The OoCC lies to the south, with the APG to the north. Both sites are predominately open, each with a single storey building containing toilets and indoor facilities. The OoCC site is 1675m² with an 86m² building. The APG site is 1812m² with a 188m² building. Together the two sites measure 3761m², and the two buildings measure 274m².

7.1.26 The two existing play areas would be re-located to a new facility at the north of the

application site. This site currently forms cleared St Agnes Place housing land (now in use as a park link) and an area of Kennington Park immediately to the east of the walled garden currently used as composting and storage by Lambeth Parks. The site would contain a combined APG and OoCC building which would measure 413m². The entire site area would measure 3126m² (1825m² APG and 965m² OoCC). This would include a 915m space that would be used by the OoCC and open to the park the remainder of the time. In overall floorspace this would represent a 17% reduction of community facilities.

7.1.27 The applicant states that they have been working in partnership with Lambeth Children

and Young Peoples Services (CYPS) and Lambeth Early Years, and that the existing OoCC is consistently underused and very large in comparison with similar provisions within the Borough. The applicant states that the proposed size, layout and design of the replacement facilities is supported by the Councils CYPS and Early Years teams who have identified the functional and cost parameters associated with the existing facilities.

7.1.28 The head of the Councils Family Support and Children’s Centre Development team

has commented that they have been involved with the drawing up and sign off of the proposed One O Clock Club and Adventure Playground plans, and have been working closely with architects on this element of the scheme for some time.

7.1.29 It is noted that saved UDP Policy 26 and sets out that exceptionally a reduction in the

size of a community facility may be permitted where the facility is too large for modern needs and the development is essential to secure community use.

7.1.30 Officers consider that although the overall area of the proposed combined play areas

would be reduced from the existing footprints of the two facilities combined, the overall quality of the areas would be improved through investment in high quality replacement play areas and facilities, including a purpose built 413m² building. The applicant has committed to provide these facilities for the council at no cost and make them ready for occupation before the existing play facilities are closed. Considering this and the support from the Councils Family Support and Children’s Centre Development team, it

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is considered that the replacement facilities are in accordance with the provisions of UDP Policy 26 and Core Strategy Policy S1, and also in line with the provisions of MDO 53 which requires improvement and consolidation of adjoining children's play facilities. Conditions are attached regarding the play facilities, hours of use and a management plan. A condition is also attached requiring the applicant not to close the existing play areas until the new play areas are provided and made ready for occupation.

Open Space 7.1.31 Core Strategy Policy S5 protects and maintains existing open spaces and their

function and seeks to improve the quality of, and access to existing open space. 7.1.32 The above policy is supported by saved UDP Policy 50 which safeguards open space

within the borough and sets out the detailed circumstances in which development on existing open space can take place.

Existing Open Space

Proposed Open Space

2989m² (of which 732m² is an enclosed composting area)

2687m² (of which 915m² would be shared with the OoCC)

7.1.33 The above table sets out the existing and proposed open space provision within the

boundary of the application site. Overall there would be a loss of 302m² of open space, counting both publically accessible space and areas closed to the public.

7.1.34 The applicant states that although the above figures demonstrate that there would be a

reduction in overall open space provided, the quantum of publically accessible open space would increase. This is due to a composting and storage area to the east of the application site which would become an open space used by the OoCC during opening hours and by park users the remainder of the time.

7.1.35 UDP Policy 50 seeks to safeguard and protect open space in the Borough, but

acknowledges that in exceptional circumstances, some development on open space may be acceptable. Two of these criteria are development that makes compensatory provision in the vicinity for replacement open space of equal or better quality and size, and development which facilitates public access. MDO 53 requires the creation of a better link between the two parks.

7.1.36 The open space would be reconfigured on the site in terms of its layout and function,

with the above changes to the overall quantum of space. As part of these proposals the link to the north of the park would be re-landscaped. The existing road would be re-aligned to the east of the site and downgraded with raised crossings and tree planting to aid integration between the two parks. In addition to this, the proposals would open up a storage area to become a space shared by the OoCC and users of the park.

7.1.37 In this instance it is considered that the small loss of open space would be

compensated by the environmental improvements to the areas of open space proposed, including the reinforcement and improvement of the link between the two parks, in addition to the overall improvements the wider development would offer for this neglected segment of the local area.

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7.1.38 Officers consider that the small loss of open space should be balanced against the improvements and enhancements to the quality and usability of accessible public open space, and general environmental improvements offered by the development. On balance officers consider the application to be in accordance with Core Strategy Policy S5, saved UDP Policy 50 and have no objection to the limited open space that would be lost.

Land Use Conclusion 7.1.39 The proposals represent the re-introduction of housing to this brownfield site, and the

re-configuration of the layout of the land uses (housing, play areas and open space) across the site.

7.1.40 The principle of the provision of housing, consolidation of play areas and improvement

of the link between the two parks is in line with the objectives of MDO 53. The housing provision, including affordable housing with a range of tenures is in line with the London Plan and Core Strategy Policies, as are the improvements to the community facilities. The open space provision is acceptable considering the environmental improvements that would be secured through the development.

7.1.41 Subject to the remaining considerations and s106 obligations to mitigate the impact of

the development, in land use terms the application is acceptable and conforms with national, regional and local policy.

7.2 Design, Conservation Area and Listed Building Considerations 7.2.1 Officers have assessed the proposals in relation to national and local policy guidance

contained within Planning Policy Statement 1 (PPS1), Planning for the Historic Environment (PPS5) Saved UDP Policies and the Adopted Core Strategy. Government guidance promotes the creation of more sustainable residential environments and puts the application of urban design principles and practices at the heart of making better, more 'liveable' places. PPS1 states that high quality and inclusive design requires carefully planned, high-quality buildings and spaces that support the efficient use of resources.

Scale and Massing, and integration with the surrounding townscape 7.2.2 The overall form of the massing on the site would consist of housing forming the

southern part of the site, whilst the north would be predominately open with only the play building and associated structures forming any massing.

7.2.3 The housing would form a series of distinct elements, with a four storey terrace (punctuated by an access road) forming a northern and eastern frontage to the housing and facing out to the park and play spaces. Behind this to the south and west would sit a series of three rows of three-storey housing.

7.2.4 To the north of the housing would sit the play area which would be open in nature apart from the play building, boundary wall and play equipment. The play building would be a single storey structure which would sit to the north of the play area and front the extended park link.

7.2.5 Running to the east of the housing and play area would be the re-aligned road which would form a slight s-shaped curve from north to south and form a boundary to the park extension to the east. Two small roads would run into the proposed housing to the west from this road.

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7.2.6 The existing site is surrounded by a varied mix of housing, parkland, play areas and

open space. The site itself, with its combination of play areas, hoarded off former housing land and open space, cut through by the dog leg of the existing road forms an unusual part of the urban fabric which is not considered in its current form to integrate with its surroundings in a particularly coherent manner.

7.2.7 Officers consider that the concept of moving the massing of the residential to the south closer to the townspace of Camberwell New Road, whilst providing the open spaces including the play areas to the north of the site is a rational approach. This would ensure that a more coherent hierarchy of open and housing land is formed that relates to its context, rather than the existing (and recent) format which left the housing of St Agnes Place isolated within a series of open spaces.

7.2.8 The concept of moving the largely open play areas to a single site surrounded on three

sides by parks is accepted as a sensible approach. The play areas, being open in nature would relate well to the surrounding parkland and serve to strengthen the link, which is in line with the objectives of the MDO

7.2.9 The frontage provided by the four storey housing facing the park to the east and the

play area to the north would form a strong edge to Kennington Park. This boundary would be a strong visual feature which would provide a clear demarcation between the park and the housing, and serve to rationalise this element of the park where currently there is a weak and muddled relationship between the different elements.

7.2.10 The three-storey housing behind would be built in a series of three small terraces that would have a more intimate feel than the larger housing fronting the park. The terraces would be clearly spaced and the height of three storeys would ensure that they would not dominate the housing to the east or the existing three storey buildings to the south. It is acknowledged that within the housing, a blank façade would be presented to the streetscene. This would not be ideal, and a condition is attached regarding drawings to be submitted indicating design measures to prevent this element of the streetscene detracting from the overall aesthetic of the development.

7.2.11 Along with the existing built form that fronts Camberwell New Road and Bolton Crescent, the proposed development would create a continuous frontage that runs from the Camberwell New Road to the south, along the new crescent to the east and along the southern boundary of the proposed play area, and contains housing within. This would effectively complete a new ‘block’ of housing within the townscape, with a strong physical frontage to the north, east and south. In urban design terms this is good practice. The proposed housing sits side on to the sports area to the west, which is considered to be an appropriate response in this instance.

7.2.12 Whilst the MDO requires that the street pattern is restored, this application proposes a new street pattern. St Agnes place would be realigned to run in a s-shaped curve from north to south along the east of the application site. In this instance officers do not consider that a recreation of the original street pattern would have been an appropriate design response. As explained above, moving the road to the east creates a strong frontage to the park. It also creates a more legible route from north to south. The remaining original road layout, the dogleg, has been largely rendered meaningless through the demolition of the last remaining housing on St Agnes Place, which as explained in above had become an isolated segment of housing surrounded by open spaces.

7.2.13 Officers consider that the proposed massing and layout of the built form is an appropriate and well considered response to the difficult and confused urban fabric

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that currently exists today. The housing to the south would form a coherent and legible frontage to the surrounding open spaces, whilst the open nature of the play area and its building would be well suited to its location to the north of the site adjacent to the park link. Overall, the form and massing would represent an improvement to a poor quality environment.

Detailed design and materials 7.2.14 The overall design rationale for the residential elements is the use yellow stock brick,

and a simple and similar plot width and horizontal articulation of windows to create terraced townhouse style buildings. The above treatment varies to create two distinct styles for the four and three bedroom elements of the scheme.

7.2.15 The four bedroom properties fronting the park and playspace are designed to replicate a Georgian terrace of townhouses. This would be achieved through yellow stock brick, sash windows and setting the upper floor back as a mansard with a slate roof. Brickwork headers, casement windows, recessed brickwork detailing and balconies with iron railings are proposed.

7.2.16 The use of a Georgian precedent is considered in principle to be an appropriate design response to this element of the scheme. The Councils Urban design officer supports this element of the scheme, but there are elements of detail that would need to be addressed to ensure that the scheme is built to a high standard and that Georgian characteristics are maintained. These are:

o Using vertical recessed brick channels to divide the properties along the frontages

rather than aluminium columns.

o Sash windows are shown leading to first floor terraces, which would be unworkable. At least one door should be used at these locations.

o High parapet walls to the rear of single storey projections at the rear of the houses

should be reduced in height to avoid these elements from being overbearing. 7.2.17 The three points above are addressed by specific conditions, in addition to a condition

requiring full details and samples of the elevational treatments to be provided to the Local Planning Authority.

7.2.18 The three storey houses would also be finished in yellow stock brick but the detailed finishing of the elevations would be of a more contemporary vernacular with larger windows, zinc cladding, polyester coated aluminium and metal balustrades. The upper floors would be set back from the frontages and predominately glazed, with timber brise-soleils above. Officers have no objection to the simple and robust palate of materials within this element of the scheme. Conditions are attached to ensure that the quality of materials used are of a suitable standard.

7.2.19 The play building would be a low slung angular building forming two distinct masses

with perpendicular ridged roofs. Its northern element would form a boundary with the park link to the north. The building would be finished with Cor-Ten steel shingles. Its angular and multifaceted form would form a contrast with the order of the houses to the south, and ensure that it is read as a distinct and separate element of the built environment, which is considered appropriate for a building of this use. The angular form would prevent the building being imposing or monolithic, whist the use of Cor-Ten steel shingles would give the building a raw, organic character which would sit well within the surrounding parkland.

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Impact upon conservation areas and adjacent listed buildings 7.2.20 PPS5 sets out the approach local planning authorities are to take when determining

whether to grant planning permission or other consents for a proposal that affects the significance of a heritage asset (World Heritage Sites, Scheduled Monuments, Listed Buildings, Protected Wreck Sites, Registered Parks and Gardens, Registered Battlefields and Conservation Areas). PPS5 advises that when considering applications for development that effects the setting of a heritage asset, local planning authorities should treat favourably applications that preserve those elements. Core strategy policy S9 (b) seeks to safeguard and promote improvements to the boroughs heritage.

7.2.21 The nearest heritage asset to the application site is the historic Kennington Park,

which sits immediately to west of the northern most section of the site. The park falls within the St Marks Conservation Area and is on the English Heritage Register of Historic Parks and Gardens. A walled flower garden sits immediately to the west of the northern section of the application site.

7.2.22 The massing of the proposed buildings is generally proposed to be kept to the south of

the application site, with the open play areas to the north closest to the heritage identified above. The shared OoCC and park space would sit immediately to the east of the walled garden. This element of the application site, with the play areas and the low slung play building would be sensitive to the open nature of the historic park and walled garden adjacent, and would not be visually dominant. The application submission states that the play building has been specifically designed to be visually unobtrusive so as to sit comfortably in its largely open surroundings. The housing to the south facing the play areas would be built to a high quality and no higher than the original housing on St Agnes Place. Overall, officers consider that the development would represent an improvement to the quality of the environment which would benefit the nearby heritage assets. Conditions are attached regarding the landscaping of the extended link, the landscaping and materials to be used in the play areas and the materials for the play building itself to ensure officers have control over these details.

7.2.23 There are no other conservation areas or listed buildings within the immediate vicinity

of the application site which may be affected by the proposals. The development is considered In accordance with the provisions of PPS5 and Core Strategy Policy S9 with respect to the impact upon any heritage assets.

Public Realm

7.2.24 Core Strategy Policy S9 requires that developments improve the quality of the public

realm. Saved UDP Policy 39 requires that as much attention is paid to the design of areas between buildings as to the buildings themselves.

7.2.25 At the north of the site, the existing green link between the two parks would be

extended eastwards to meet the realigned highway. The design and access statement states that this would be reinforced to create a better link between the two parks.

7.2.26 Whilst this may be the case due to the links extension, the application submission

does not clearly indicate the landscaping for this element of the proposal which is within the park; there a small image in the design and access statement which indicates that the existing central pathway would be extended eastwards; rendered views appear to show a meadow; the design an access statement for the play area shows an ‘Axial connection to the formal garden’.

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7.2.27 Whilst officers support the principle of a reinforced link, this element of the scheme

should be landscaped to an appropriate standard. This is view is upheld by the Councils Parks team, who have stressed that a commitment is needed to maximise the quality, ecological, horticultural and physical, of this green link. Therefore in the absence of any such drawings or detailed proposals, officers attach a condition requiring that full landscaping proposals for this element of the scheme be submitted and approved in writing by the council before any development on the site can take place.

7.2.28 A shared area is proposed to the north west of the application site, immediately

adjacent to the walled garden. This space is proposed to be used as an outdoor OoCC space, and to revert to general park use at other times. This is considered to be a resourceful use of this area of land which currently forms a composting facility. Plans indicate seating, a small allotment area, play structures and planting of trees.

7.2.29 Whilst a hedge is indicated to run along the boundary with this area and the park link

to the north, only one entrance is indicated in the form or a gate, and neither the height or details of this boundary have been supplied. Officers are of the opinion that when open to the wider park, this area should be as open and as visually permeable as possible. This would encourage people to use this space and prevent it from becoming secluded, which could potentially attract anti social behaviour. This concern has also been expressed by the Councils Crime Prevention Design officer. A condition is therefore attached requiring detailed sections, plans and working drawings to be submitted and approved by the planning authority, to ensure that this space is as accessible as possible, and that the proposed furniture and landscaping is appropriate. A condition is also attached regarding a scheme indicating the management of the shared space to be submitted, including a provision that the space is open to users of the park at all times the OoCC is not in use. The councils Parks team in principle support the above approach provided that the above details are controlled by condition.

7.2.30 The realigned road would run to the east of the application site. Two raised tables are

proposed to calm traffic and aid pedestrians crossing, in addition to on street parking and the planting of trees. The road would aid in contributing to a strong, well defined boundary between the housing and the wider public realm to the east.

7.2.31 Within the residential element of the scheme two roads are proposed. One would run

immediately to the south of the play area, and the other would lead to an access point for the adjacent sports pitch, and would also have a short sub-road branching north. The application proposes that these areas of highway be treated as ‘homezones’, in which vehicles share the road surface with pedestrians on equal terms. This would be achieved through the use of shared surfaces, with no delineation between the traditional pavement and road as seen in a traditional highway layout. The shared surfaces would be supplemented by areas of seating and landscaping. The proposed residential environment is considered would be well suited to the introduction of homezones. This would aid in creating an accessible and child friendly environment which is in line with the objectives of Core Strategy Policy S9 (e). A condition is attached to ensure that the proposed materials, landscaping and street furniture are of an appropriate standard.

7.2.32 Overall, the proposed layout of the public realm would relate well to its surrounding

urban context and help integrate the built up and open areas. Subject to conditions to ensure the specific details and quality of materials, this would aid in creating a stronger link between the two parks, in line with the provisions of MDO 53, and create a high quality public realm, in accordance with the provisions of saved USP Policy 39.

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Trees 7.2.33 UDP Policy 39 requires that trees of high amenity value are to be protected. The DPG

advises that high quality trees should be retained on the site wherever possible with development arranged around them, and that an application should include a programme of street and park tree planting.

7.2.34 The application site does not contain any trees that are yet protected by Tree

Preservation Orders (TPOs). At the time of writing, no comments have been received from relevant officers regarding the acceptability of the proposed trees to be planted on the site. A condition is attached requiring full details of all proposed trees to be planted.

7.2.35 Security and design 7.2.36 The secure by design officer has been involved in pre-application discussions with the

applicant, in order to address potential security issues. The councils crime prevention design officer has raised various comments regarding the scheme

7.2.37 The Councils crime prevention design officer requests a design solution to remove a

wooden play recess created in the roof structure of the play building where a net enters the building, as this would become a vulnerable area. A flush door is requested to mitigate this.

7.2.38 The Councils crime prevention design officer has also expressed concerns regarding

the shared OoCC and park area, in terms of natural surveillance when the play facility is not in use. As such, these comments have been integrated in conjunction with the assessment of this area as contained in paragraph 7.2.29 and the relevant conditions recommended.

7.2.39 A concern has also been expressed by the secure by design officer that an existing

alleyway that leads from the south western most point of the site should only be accessible for residents with key fobs. However, this is an existing through route and officers do not consider this to be appropriate.

7.2.40 Following comments from the councils crime prevention design officer, conditions

are attached requiring details of all exterior entrances of buildings, and the submission of a scheme demonstrating ‘Secure by Design’ standards for all building, conditions regarding lighting, boundary treatments and a management plan for the play building.

7.3 Residential Amenity

Daylight, sunlight and overshadowing 7.3.1 UDP Policy 33 requires consideration of the impacts of new developments on the

amenities of existing and adjoining residential occupiers. In assessing daylight and sunlight impacts of the proposed development upon existing residential neighbours, Policy 33 states that regard will be had to the Building Research Establishment (BRE) guidelines ‘Site Layout Planning for Daylight and Sunlight’.

7.3.2 The BRE guidance has developed a series of quantitative tests for daylight, which if all

are failed, the development would be considered unacceptable in terms of loss of daylight to neighbouring properties. One of the tests used in this case is the Vertical

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Sky Component (VSC), which measures the amount of available daylight from the sky received at a particular window. It states that “if the Vertical Sky Component, with the new development in place, is less than 27%, and less than 0.8 times its former value, then occupants of the existing building will notice a reduction in the amount of skylight”. If the remaining vertical sky component (VSC) is greater than 27% then enough skylight should still be reaching the windows of the existing building. The maximum VSC value obtainable at a flat window in a vertical wall is 40%.

7.3.3 If a development fails the VSC test, a ‘Average Daylight Factor’ (ADF) test should be

undertaken. The BRE guidelines suggest that a minimum daylight factor (df) of 2% for kitchens, 1.5% for living rooms and 1.0% for bedrooms should be achieved in order for satisfactory levels of interior daylight to be maintained in existing neighbouring properties.

7.3.4 The BRE advises that if both VSC and ADF tests are not met, then a ‘no sky line’ or

‘Daylight Distribution Test’ (DDA) should be carried out. If the area of a room not receiving direct skylight is reduced by 0.8 times its former value (a 20% reduction) then BRE advises that there would be noticeable loss of daylight distribution.

7.3.5 Sunlight is measured by ‘annual probable sunshine hours’ (APSH). This is only applied

to windows which face within 90° of due south. The BRE standard is that rooms where occupants expect sunlight should receive at least 25% of APSH (measured as a proportion of that received without any obstruction), including at least 5% of ASPH of APSH during the winter half of the year. The BRE guide says that if proposed development would reduce APSH below this level and also below 80% of the existing level, occupants will notice the loss of sunlight.

7.3.6 It should be noted that the BRE states that the above numerical values are purely

advisory, and that other criteria may be used, based on the requirements for daylighting in an area viewed against other site layout constraints.

Existing surrounding residential properties and retained properties within the

application site and proposed dwellings 7.3.7 The surrounding existing residential properties that would potentially be materially

affected by sunlight/daylight by the proposal are those on Camberwell New Road (35 and 39-57) and Bolton Crescent (66-82 and 95).

7.3.8 The application includes a study of the daylight and sunlight impact of the development

on the existing surrounding and retained residential properties, the proposed residential units within the scheme and adjoining amenity spaces.

7.3.9 The study indicates that two ground floor windows in 95 Bolton Crescent would

marginally fail the VSC test. The study shows however that both rooms that these windows serve would pass the Daylight Distribution test, each retaining more than 80% of the daylight distribution (100% and 96%). As such, BRE guidance advises that these properties would retain good levels of daylight.

7.3.10 The study concludes that the proposed redevelopment would not cause any harmful

impact on the sunlight and daylight to neighbouring properties, no harmful overshadowing would be caused to open spaces and that the scheme would propose an appropriate level of daylight and sunlight to proposed residential units.

7.3.11 The study indicates that the proposal would not materially impact on the sunlight

amenity to any of the surrounding properties.

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7.3.12 Considering the above, officers are of the opinion that the sunlight and daylight amenity issues to the adjoining properties, and the overshadowing of adjoining amenity spaces caused by the proposal and within the proposed development would be acceptable.

Overlooking and sense of enclosure 7.3.13 Saved UDP Policy 33 requires that development protect residential amenity of existing

and future residents by ensuring acceptable standards of privacy and not creating an undue sense of enclosure. Adopted SPD ‘Guidance and Standards for Housing Development and Housing Conversions’ explains and provides further guidance with regards to overlooking and sense of enclosure. The SPD advises that the layout of residential development should provide adequate privacy for residents in the dwelling, in the garden and in adjoining properties, and that rooms and gardens that are overlooked lack privacy.

7.3.14 As discussed in section 7.2, the massing of the scheme has been designed sensitively

with respect to the scale of the existing surrounding townscape. 7.3.15 Within the proposed scheme, the buildings are be kept at a respectful distance from

one another at distances that are not unusual for urban locations such as this. 7.3.16 With regards to the residential properties to the south and south east of the application

site, the proposed buildings are situated at sufficient distances and angles from these existing flats so as not to be overbearing or cause any issues of overlooking.

7.3.17 With the use of appropriate conditions to ensure that any specific issues of overlooking

would be controlled, it is considered that the proposed buildings within the development would not cause unacceptable overlooking or loss of privacy, nor cause any undue sense of enclosure for any of the existing surrounding and retained residential development, or within the scheme itself.

Noise and Pollution 7.3.18 Planning Policy Guidance Note 24: Planning and Noise (PPG24) provides guidance to

local planning authorities with respect to noise. Where residential developments are being considered, account needs to be taken of the existing noise environment.

7.3.19 Reducing noise is also addressed within Policy 4A.20 of the London Plan, which states

that the Mayor will seek to reduce noise through a number of objectives including: • minimising the existing and potential adverse impacts of noise on, from, within, or in

the vicinity of, development proposals; • separating new noise sensitive development from major noise sources wherever

practicable. 7.3.20 A PPG24 Noise Assessment is submitted with the application. This has considered the

impact of existing noise generators to the proposed residential development during both during the day and night. The study concludes that noise levels from both nearby traffic and the adjoining sports pitch are low and that mitigating any impacts through appropriate glazing would ensure that acceptable internal noise levels are achieved within the Development.

7.3.21 The scheme has been designed so that the flank walls of the housing abut the

adjoining sports pitch. This orientation has evolved as a design response to minimise any disturbance from both noise and light.

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7.3.22 The Councils Regulatory services (noise and pollution) officers have commented that they have no objection to the planning application. Taking the above into account officers consider that the application would not result in any proposed or existing occupiers suffering from excessive noise.

Amenity and Playspace 7.3.23 PPS3 advises that, with regards to providing high quality housing, matters to consider

when assessing design quality include the extent to which the proposed development provides, or enables good access to, community and green and open amenity and recreational space (including play space) as well as private outdoor space such as residential gardens, patios and balconies.

7.3.24 Lambeth’s Supplementary Planning Document, ‘Guidance and Standards for Housing

Development and House Conversions’ advises that, for new flatted developments, a shared amenity space of at least 50m² per scheme should be provided, with a further 10m² per flat, either as a balcony/terrace/private garden or consolidated within the communal space, and a minimum of 30m² per house. This is to ensure that new housing developments provide an appropriate standard of amenity space that meets the needs of potential residents, in line with the provisions of UDP Policy 33.

7.3.25 44 of the 58 proposed homes would have private amenity space, consisting of

gardens, roof terraces or balconies which exceed the 10m minimum per unit as set out in the above guidance. Of the remaining 14 homes, 5 would have balconies and 2 would have gardens, with the remaining 7 having no private amenity space. Considering the above, and the developments location between two extensive parks, the amenity provision provided is considered to be acceptable.

Refuse 7.3.26 Policy 56 of the UDP seeks to ensure that adequate provision for refuse and recycling

storage is made within new developments. The Council’s guidance for ‘Waste and Recycling Storage and Collection Requirements (guidance for architects and developers)’ also provides a more comprehensive guide to waste storage provision.

7.3.27 Refuse and recycling storage areas are to be provided at locations throughout the

application site. Lambeth’s streetcare team have not commented with regards to this application at the time of writing. Precise details are required by condition.

7.4 Energy and Sustainability

UDP Policy 34, Energy 7.4.1 Policy 4A.3 of the London Plan seeks to achieve sustainable design and construction

in accordance with the ultimate aim of reducing carbon dioxide emissions as set out in Policy 4A.1 of the London Plan. Alterations to this document include policies on reducing carbon dioxide (CO²) emissions by 20% through the use of on-site renewable energy generation for new development. Policy 34 of the UDP requires all major development to incorporate equipment for renewable power generation so as to offset at least 10% of their predicted CO² emissions.

7.4.2 Policy 4A.4 off the London Plan and Lambeth’s adopted “Sustainable Design and

Construction” SPD advocate that major applications should include an energy strategy

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indicating CO² savings below a base rate calculation following the, “be lean, be clean, be green” hierarchy:

� Be Lean: The reduction of energy demand and CO² emissions from using less energy, in particular by adopting sustainable and passive design and construction measures;

� Be Clean: Proposals for the reduction of energy demand and CO² emissions through supplying energy efficiently, including the feasibility of Combined heat and Power (CHP) / Combined Cooling, Heating and Power Systems (CCHP);

� Be Green: Details of renewable energy technologies to be incorporated in the development, demonstrating that CO² emissions from expected energy use will be reduced by a minimum of 10% (The London Plan target is 20%) through on site renewable energy generation.

7.4.3 The applicant seeks to comply with the above methodology and a range of measures

are proposed throughout the development. An Energy Statement has been submitted that appraises a range of energy technologies as potential on site energy generation sources, and an assessment using the above criteria. ‘Be Lean’ energy efficiency measures including air permeability and heat loss parameters would reduce carbon emissions to 19.6% below baseline emissions. For ‘Be Clean’ measures, a CHP plant has been deemed by the applicant to be unviable based on the small hot water demand created by 58 homes. ‘Be Green’ measures would involve solar Photo-Voltaic and Solar Thermal panels located on roofs across application site which would provide a 10.5% reduction over and above ‘Be Lean’ measures. The above is summarised in the following table:

7.4.4

Carbon Savings Carbon Dioxide (tonnes CO2/yr)

Individual CO2 savings (%)

Baseline emissions 160,966 Savings from energy efficiency (be Lean) 129,383 19.6% Savings from renewables (be Green) 45,197 10.5% Total CO² saving over baseline TOTAL 28%

7.4.5 Whilst the 10.5% reduction in CO2 emissions may be below the 20% target set by the

London Plan, the applicant has shown in the submitted energy statement why it is not viable to increase this figure (the high cost of photovoltaics). This methodology is in line with the provisions of the London Plan, and the overall carbon savings from the proposal of 28% is in supported by officers. A condition is attached to ensure that at least the above savings would be achieved.

UDP Policy 35, Sustainable Design and Construction

7.4.6 Policy 4A.3 of the London Plan sets out measures that should be incorporated into

developments to ensure that they meet the highest standards of sustainable design and construction. UDP Policy 35 states that development proposals should demonstrate how they incorporate sustainable design and construction principles.

7.4.7 Lambeth’s adopted “Sustainable Design and Construction” SPD sets out the minimum

standards to be met for various types of development. The minimum standard for residential development is Code for Sustainable Homes Level 3. For developments such as the play building the relevant minimum standard is BREEAM ‘Bespoke’ ‘Very Good’.

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7.4.8 It is proposed that all private homes would be designed to meet for sustainable homes

level three and affordable homes level four. The play building would achieve BREEAM very good standards. Green roofs are proposed throughout the residential element of the scheme and also on a section of the play buildings.

7.4.9 The proposed measures would ensure that the application is policy complaint with

regards to sustainable design and construction, and a condition attached to require that above is carried out.

7.5 Transport/Highways Site & Accessibility 7.5.1 The site is located within an area of land bounded by Bolton Crescent and St Agnes

Place to the east and Kennington Park to the west. It is in close proximity to both Oval and Kennington Underground Stations respectively which, together with several nearby bus stops provides good access to public transport services and a PTAL of 6a (Exceptional).

Trip Generation 7.5.2 The applicant has undertaken surveys of the existing traffic flows and using the TRAVL

database has predicted the likely number of movements as a result of the proposed development and also the nearby residential development on Bolton Crescent that is currently being constructed (within London Borough of Southwark) in order to assess the impact on the surrounding highway network.

7.5.3 The predicted number of vehicle movements from these two developments is 226

throughout an average day (7am – 12am) with 23 and 25 vehicle trips in the AM and PM peaks respectively with an overall traffic flow of 776 vehicles per 24hr period. These predictions are accepted as sound and demonstrate that the likely traffic flows associated with this development would not have a significant impact on the operation or safety of the highway.

Road Realignment & On-street car parking 7.5.4 In order to accommodate the development as proposed it is required to realign Bolton

Crescent / St Agnes Place with the current “dog-leg” being removed with a straighter through route provided. It should be noted that unlike previous proposals for this site a vehicle route will be maintained along the entire length of St Agnes Place. The newly aligned road would be designed as a Home Zone with associated traffic calming, street furniture and surface treatments provided at the developer’s expense to create a sense of shared space and encourage low vehicle speeds and considerate driving.

7.5.5 As a result of this realignment there would be significant changes to both the layout of

the road and the amount of parking available on it. In order to assess the impact of these changes parking surveys have been carried out. The results of these are that the reduced amount of on-street car parking would be sufficient to accommodate the existing demand. The surveys also demonstrate that if the future residents of these proposed residential units were to park on these roads it is likely that there would not be sufficient capacity for both the existing demand and the additional demand from the residents. This being the case the applicant has agreed to Permit Capping the new residential units to prevent future tenants from obtaining permits to park on-street.

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This is consistent with other nearby developments and is appropriate given the excellent access to public transport and the provision of off-street car parking provided.

7.5.6 The proposed alterations to the highway are acceptable to Lambeth Highways in

principle although further discussions would be required post-permission to agree on the final design of the scheme. However, as these works are an essential part of the development that are required to facilitate the construction the cost is not included as a S106 obligation. In addition to these works it would be required for the applicant to fund, via a S106 obligation, improvements to the footway on Bolton Crescent in front of the parade of shops and up to the red line shown on their proposed site plan. The development is predicted to generate an additional 290 walking trips per day to and from the site with the majority of these using this length of footway and the cost of this is estimated to be £22,000.

7.5.7 There are existing concerns over personal safety in this area with Lambeth Community

Safety reporting a high incidence of street crime. The introduction of a busy 24hr use such as is proposed may naturally improve the situation but it is essential that the works to St Agnes place and Bolton Crescent take in to account these crime issues and consider issues such as lighting, sight lines and future proofing for possible installation at a later date of CCTV by the Council.

Off-street car parking 7.5.8 A total of 29 off-street car parking spaces are proposed with the development and

these are a combination of driveway parking for the larger family units and car parking within private car parks. This amount of parking is in accordance with relevant London Plan standards and is set-out in an appropriate manner. Two Car Club spaces would be provided within the site and as part of the S106 Agreement it would be required that the applicant provides free Car Club membership for eligible future residents. This would cost £2000.

7.5.9 The proposed parking scheme is conditioned to ensure that it is retained as shown in

the plans. Cycle Parking 7.5.10 A total of 94 cycle spaces are proposed. This is in accordance with London Plan

standards. The children’s playspace would be provided with 8 spaces and this is considered appropriate. Further specific details on the cycle parking is conditioned.

Travel Plan 7.5.11 A Outline Travel Plan has been submitted. This sets out the principles of full Travel

Plan that would be produced by the applicant prior to occupation of the site. The strategies and incentives included in the plan form a good basis and a condition is attached to ensure delivery of the full Travel Plan prior to occupation.

Transport Conclusion 7.5.1 The new highway layout and points of access are safe in terms of layout and visibility.

The proposed on-site cycle and vehicle parking is acceptable and offer incentives not to own a car for future occupiers. S106 obligations and conditions would ensure that the scheme would be acceptable with regards to transport and highways issues.

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7.6 Planning Obligations

7.6.1 The Community Infrastructure Regulations (2010), regulation 122 sets out the

limitations on the use of planning obligations. It states that a planning obligation may only constitute a reason for granting planning permission for the development if the obligation is-:

� Necessary to make the development acceptable in planning terms; � Directly related to the development; and � Fairly and reasonably related in scale and kind to the development.

7.6.2 London Plan Policy 6A.4 provides guidance on the areas of priority for planning

obligations that the London Mayor would like to see. It requires that affordable housing and public transport improvements are generally to be given the highest importance with priority also given to learning and skills and health facilities and services and childcare provision.

7.6.3 The Council has an adopted Planning Obligations Supplementary Planning Document

(s106 SPD) that has been drawn up in line with the provisions of Circular 05/2005, London Plan Policy 6A.4 and UDP Policy 57. The s106 SPD clearly sets out what will be required from developers in terms of planning obligations and uses a formula based approach of calculating financial contributions necessary to mitigate certain impacts of a development based upon the size of its residential element, its commercial floorspace and the construction cost.

7.6.4 Using the above policy guidance along with other material considerations, officers

consider that there are a number of impacts resulting from the scheme that would need to be mitigated against to make the application acceptable in planning terms. It is considered that these issues would be best secured by way of a Section 106 Legal Agreement. The following planning obligations are offered by the applicant:-

� Affordable housing provision of 52% by habitable rooms on the basis of social

rented with grant. A mechanism to review and vary affordable housing provision in context of differing grant funding, but with a minimum provision of 36%.

� A contribution of £22,000 towards upgrading the footways in the immediate vicinity

of the site (Bolton Crescent). � A travel plan contribution of £1,000

� The funding of car club memberships for residents for two years at an overall cost

of £2,000. � Permit free for future residents � A £260,731 contribution towards education places within the borough; � A contribution towards parks and open space in the borough

� A £12,960 Revenue contributions � The provision of Public Art on or off site. � Use of local labour in construction and trainee subsidy � A £22,500 contribution towards general employment and training

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� A £9,708 Monitoring Fee

� Road re-realignment through a s278 agreement

7.6.5 It should be noted that the s106 contributions have been prepared in

acknowledgement of the replacement public play facilities that the application would provide for the locality which would contribute towards sport, leisure, health and community facilities within the Borough. Officers consider that the above contributions are sufficient to mitigate against the impact of the development, and fairly and reasonably related in scale to the proposals.

9. Conclusion 8.1 The application proposes to regenerate a fragmented area of urban fabric which has in

recent years suffered from degeneration and urban decay. The site would be redeveloped to provide a mix of housing, play areas, open space and a new road layout.

8.2 The principle of the provision of housing, consolidation of play areas and improvement

of the link between the two parks is in line with the objectives of MDO 53. The housing provision, including affordable housing with a range of tenures is in line with the London Plan and Core Strategy Policies, as are the improvements to the community facilities. The open space provision is acceptable considering the environmental improvements that would be secured through the development.

8.3 The design of the scheme, in terms of the layout, massing and character would be of a

high quality which would sit well within its surrounding context. The scheme would be acceptable with regards to transport and highways issues

8.4 The proposals would not result in any significant loss of daylight or sunlight to nearby

properties or result in any undue overlooking or sense of enclosure. 8.5 The terms of the s106 agreement would ensure that the impacts of the development

would be mitigated against where necessary. 8.6 The application is compliant with MDO 53 and is in general accordance with national,

London wide, Core Strategy and saved Lambeth UDP Policies in all other respects. 8.7 The Committee is recommended to grant planning permission subject to conditions

below and a s106 agreement. 9. Recommendation 9.1 It is recommended planning permission be granted subject to a S106 legal agreement

to deliver the obligations listed above and the conditions listed below.

Conditions 1. The development to which this permission relates must be begun not later than the

expiration of three years beginning from the date of this decision notice.

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Reason: To comply with the provisions of Section 91(1) (a) of the Town and Country Planning Act 1990 and Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be carried out in accordance with the

approved plans listed in this decision notice. Reason: To ensure that the development is implemented in accordance with the approved plans.

3. Notwithstanding the approved drawings and prior to the commencement of any

building work, samples and a schedule of all materials to be used in the elevations, balconies, roofing and joinery of the residential and play buildings hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out solely in accordance with the approved details. Reason: To safeguard and enhance the visual amenities of the locality. (Saved Policies 33, 40, 58 of the adopted Unitary Development Plan (2007) refer.)

4. Notwithstanding the approved drawings hereby approved and prior to the

commencement of the relevant building work, detailed drawings and samples of the proposed privacy screens between the terraced housing shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out solely in accordance with the approved details. Reason: To safeguard and enhance the visual amenities of the locality. (Saved Policies 33, 40, 58 of the adopted Unitary Development Plan (2007) refer.)


commencement of the relevant building work, detailed drawings and samples of the first floor windows and doors which open onto balconies on the four storey housing shall be submitted to and approved in writing by the Local Planning Authority. This shall show how the treatment of sash type windows and doors onto the balconies is effectively achieved. The development shall thereafter be carried out solely in accordance with the approved details. Reason: To safeguard and enhance the visual amenities of the locality. (Saved Policies 33, 40, 58 of the adopted Unitary Development Plan (2007) refer.)


commencement of the relevant building work, detailed drawings indicating the redesign of the parapet walls of ground floor rear projections to the proposed housing shall be submitted to and approved in writing by the Local Planning Authority. This shall show how the parapets have been designed so as to be visually less obtrusive. The development shall thereafter be carried out solely in accordance with the approved details. Reason: To safeguard and enhance the visual amenities of the locality. (Saved Policies 33, 40, 58 of the adopted Unitary Development Plan (2007) refer.)


commencement of the relevant building work, detailed drawings indicating that vertical recessed brick channels dividing the properties along the frontages rather than aluminium columns shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out solely in accordance with the approved details. Reason: To safeguard and enhance the visual amenities of the locality. (Saved Policies 33, 40, 58 of the adopted Unitary Development Plan (2007) refer.)

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8. Notwithstanding the approved drawings hereby approved and prior to the commencement of the relevant building work, detailed drawings of the flank walls of residential plots 43 and 34 shall be submitted to and approved in writing by the Local Planning Authority. These drawings shall indicate design features to avoid these flank walls presenting blank, unattractive facades to the streetscene. The development shall thereafter be carried out solely in accordance with the approved details. Reason: To safeguard and enhance the visual amenities of the locality. (Saved Policies 33, 40, 58 of the adopted Unitary Development Plan (2007) refer.)

9. Prior to the commencement of development, detailed sections, plans and working

drawings of the boundary between the shared One O Clock Club and park extension are to be submitted to and approved in writing by the local planning authority. These drawings shall indicate how the boundary will be visually permeable above 1m in height, and how, when open to the wider park, shall ensure that this shared space is as accessible as possible. The development shall thereafter be carried out solely in accordance with the approved details. Reason: To ensure that the open space is as accessible and safe as possible, in accordance with the provisions of Core Strategy Policy S9 and saved UDP Policy 32.

10. Before the commencement of the development of the play area, a written statement

shall be submitted which sets out the proposed opening hours of the One O Clock Club, and the maintenance responsibilities and duties pertaining to the shared space shall be submitted to and approved in writing by the local planning authority. The development shall be maintained and operated in accordance with this written statement unless approved otherwise by the local planning authority. The shared space shall be open and accessible to Kennington Park at all times that the One O Clock Club is not in use. Reason: To ensure that the open space is as accessible as possible, in accordance with the provisions of Core Strategy Policy S9 and saved UDP Policy 50.

11. No development shall commence until a scheme for the landscaping of the open link

between Kennington Park and Kennington Park extension has been submitted to and approved in writing by the local planning authority. This shall include details of soft and hard landscaping, including planting, and a secure boundary with the re-aligned highway to the east. The scheme shall be designed to maximise the ecological, horticultural and aesthetic quality of this green link. The approved plans shall be carried out in full prior to the occupation of any housing on the site. Reason: To ensure that the open space is as accessible as possible and of a high quality, in accordance with the provisions of Core Strategy Policy S9 and saved UDP Policy 50.

12. Before commencement of the relevant phase of the development, full detailed

drawings and samples of the boundary treatment, and entrances of the play areas shall be submitted to and approved in writing by the local planning authority. The development shall thereafter be carried out solely in accordance with the approved details. Reason; To safeguard the visual amenity of the locality, and ensure that the development is designed to a secure standard, in accordance with saved UDP Policies 32 and 33.

13. Before commencement of the relevant phase of the development, a scheme shall

submitted which sets out full details of the proposed children’s playspace within that phase, including specifications of type and location of equipment and a playspace management plan and shall be flexible to allow equipment to me updated and replaced from time to time, shall be submitted to and approved by the Local Planning Authority.

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The development shall be carried out and maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure appropriate children’s play space is provided on site, in accordance with the provisions of UDP Policy 50.

14. Notwithstanding approved plans, amended drawings shall be submitted to the local

planning authority and approved in writing which indicate the removal of a recessed entrance leading to a suspended netting tunnel in the play building, and its replacement with a flush entrance. The development shall be carried out and maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the play building is designed so opportunities for crime are minimised, in accordance with the provisions of UDP Policy 32.

15. The existing One O Clock Club and Adventure Playground shall not be closed until the

replacement facilities have been constructed and made ready for occupation. Reason: To ensure a continuity of community facilities, in accordance with the provisions of saved UDP Policy 26.

16. The residential units hereby approved shall be built in accordance with Lifetime Homes

standards, and 10% of the residential units hereby approved shall be built in so as to be accessible for wheelchair users. Reason: In the interests of inclusive design, in accordance with London Plan Policy 3A.4.

17. Prior to the commencement of the development the following information shall be

submitted to and approved in writing by the Local Planning Authority

(i) A scheme indicating details of the quantity, size, species, position of all trees, shrubs and hedges to be planted, together with an indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance. (ii) A scheme setting out the protection of all trees from vandalism. (iii) A full scheme indicating a schedule of Materials, layout and finishes for all hard and soft landscaped areas Reason: To ensure that an adequate streetscape and public realm is created, in accordance with the provisions of saved UDP Policy 39.

18. Prior to commencement development, the applicant shall submit to the local planning

authority for approval a crime and community safety scheme. The scheme shall demonstrate that the entire development achieves ‘Secure by Design’ accreditation, and is equipped with appropriately secure doors and windows. Reason: In the interest of community safety and in accordance with the provisions of Saved UDP (2007) Policy 32

19. Prior to the commencement of the development hereby permitted, details of a lighting

strategy for all public areas shall be submitted to and approved in writing by the Local Planning Authority. The lighting strategy shall be implemented in full before occupation of the relevant phase and retained thereafter.

Reason: To ensure that the Local Planning Authority may be satisfied that the details of the proposal are carried out in accordance with Policy 31 and 32 of the UDP (2007).

20. The new highway layout along St Agnes Place shall be designed so as to integrate

CCTV ducting.

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Reason: So CCTV could be installed by the Council at a later date. Saved UDP Policy 32 applies.

21. The development shall be carried out in accordance with the submitted energy

strategy and shall achieve at least a 28% overall Carbon reduction (including at least a 10.5% reduction through the use of renewable energy). The approved measures shall be retained and maintained accordingly for the lifetime of the development. Reason; To ensure that the scheme reduces its carbon dioxide emissions, in line with London Plan Policy 4A.3.

22. The following shall be provided to the council. Code for sustainable homes pre-

assessments and post construction certificates showing compliance with a minimum of level 4 for code for sustainable homes for the residential units proposed. BREEAM ‘Very Good’ pre assessments and post construction certificates for the play building. Reason: To ensure that the development is constructed in a sustainable manner, in accordance with saved UDP Policy 35

23. Prior to the commencement of the development, the applicant shall submit to the local

planning authority for approval details and the locations of Green or Brown roofs. The Green or Brown Roofs shall be installed accordingly and maintained thereafter. Reason: In the interests of biodiversity and sustainable design and construction, in accordance with the provisions of UDP Policy 34 and 52

24. No development shall commence until a flood risk assessment has been submitted to

and approved by the local planning authority. Reason: To reduce the risk of flooding (Saved Policy 52 of the adopted Unitary Development Plan (2007) refers).

25. Details of a waste management plan, incorporating provision for refuse storage and

recycling facilities on the site shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the development hereby permitted. The refuse storage and recycling facilities shall be provided in accordance with the approved details prior to commencement of the use and shall thereafter be retained as such for the duration of the permitted use. Reason: To ensure that adequate provision is made for the storage of refuse and the provision of recycling facilities on the site, in the interests of the amenities of the area. (Saved Policies 9, 33, 56 of the adopted Unitary Development Plan (2007) policies saved beyond 5th August 2010 refers).

26. The car parking spaces hereby approved shall be laid out in accordance with the

approved plan unless otherwise approved in writing by the local planning authority, and shall be retained for the duration of the use. Reason: To ensure that adequate parking is provided, in accordance with the provisions of UDP Policy 14.

27. Details of a scheme to light the access roads and vehicle parking areas hereby

permitted shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development and shall be implemented before the development is occupied and thereafter retained and maintained for the duration of the use. Reason: In the interests of public safety and in accordance with the provisions of UDP Policy 32.

28. Prior to the commencement of development, detailed drawings indicating the proposed

materials, landscaping and street furniture of the proposed ‘homezones’ and all other publically accessible space (apart from the park element of the scheme) shall be

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submitted to and approved in writing by the local planning authority. The approved details shall be provided in accordance with the approved plans and maintained thereafter. Reason: To ensure that the public realm and streetscene is of a high quality, legible and safe for both pedestrians and vehicles, in accordance with the provisions of saved UDP Policies 9, 14 and 31.

29. The development shall not begin until details of the disposal of surface water from the

highway have been approved in writing by the local planning authority and no dwelling shall be occupied in each relevant phase until the works for the disposal of surface water within that phase. Reason: To ensure that all highways have adequate drainage, in the interests of highway safety (UDP Policy 9 refers).

30. The development shall be served by means of adoptable estate roads and footways

which shall be laid out in accordance with details to be submitted and approved in writing by the local planning authority, prior to the occupation of any dwellinghouses hereby permitted. Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the development, in accordance with the provisions of UDP Policies 9 and 31.

31. Prior to the commencement of development, detailed drawings showing the location

and type of the 94 cycle parking spaces within the entire development shall be submitted to and approved in writing by the local planning authority. The approved details shall be provided in accordance with the approved plans and maintained thereafter. Reason: To ensure that adequate cycle parking is provided, in accordance with the provisions of saved UDP Policy 14.

32. A travel plan shall be submitted to and approved in writing by the Local Planning

Authority prior to the development hereby permitted commencing. The measures approved in the travel plan shall be implemented prior to the development commencing and shall be maintained for the lifetime of the development. Reason: To ensure that the travel arrangements are appropriate and to limit the effects of the increase in travel movements, in accordance with saved policy 9 of the UDP.

33. Before any development commences, full details of the proposed construction

methodology, in the form of a Method of Construction Statement, shall be submitted to and approved in writing by the Local Planning Authority. The Method of Construction Statement shall include details regarding: the notification of neighbours with regard to specific works; advance notification of road closures; details regarding parking, deliveries, and storage; details regarding dust mitigation, details of measures to prevent the deposit of mud and debris on the public highway, and other measures to mitigate the impact of construction on the amenity of the area. The details of the approved Method of Construction Statement must be implemented and complied with for the duration of the demolition and construction process. Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally, and avoid hazard and obstruction to the public highway. (Policies 9, 31, 48 of the Adopted Unitary Development Plan (2007) refer.).

34. Notwithstanding the provisions of the Town and Country Planning (General permitted

Development) Order 1995 (or any order revoking and re-enacting that order with or without modification), no development which would otherwise fall within Classes A to E in Part 1 of Schedule 2 to that Order shall be carried out without the prior written

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permission of the local planning authority. Reason: To safeguard the character of the locality by restrict the amount of site coverage and size of dwellings

35. No development shall take place until the applicant has secured the implementation of

a programme of archaeological work in accordance with a written scheme for investigation which has been submitted by the applicant and approved by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme pursuant to this condition. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Local Planning Authority. Reason: To allow adequate archaeological investigation before any archaeological remains may be affected by the development (Saved Policy 48 of the UDP refers).

36. No balconies or roof terraces shall be formed, and no flat roof surfaces shall be used

for those purposes, other than those roof terraces and balconies as identified in the drawings hereby approved. Reason: To safeguard residential amenity, in accordance with the provisions of Saved UDP Policy 33.

Notes to Applicants: 1. You are advised that this permission does not authorise the display of advertisements

at the premises and separate consent may be required from the Local Planning Authority under the Town and Country Planning (Control of Advertisements) Regulations 1992.

2. In connection with the soundproofing condition, you should consult the Council's

Building Control Section before carrying out any works. 3. As soon as building work starts on the development, you must contact the Street

Naming and Numbering Officer if you need to do the following- name a new street- name a new or existing building- apply new street numbers to a new or existing buildingThis will ensure that any changes are agreed with Lambeth Council before use, in accordance with the London Buildings Acts (Amendment) Act 1939 and the Local Government Act 1985. Although it is not essential, we also advise you to contact the Street Naming and Numbering Officer before applying new names or numbers to internal flats or units. Contact details are listed below: Rachel Harrison, Street Naming and Numbering Officer e-mail: [email protected] tel: 020 - 7926 2283 fax: 020 7926 9131.

4. You are advised to consult the National Rivers Authority at Wah Kwong House, 10

Albert Embankment, London SE1 7SP (tel: 0171 735 9993) regarding the method and extent of the site investigation and details of appropriate measures to prevent pollution of ground water and surface water.

5. You are advised that under the terms of the Water Resources Act 1991, the prior

written consent of the National Rivers Authority is required for any discharge of sewage or trade effluent into controlled waters (e.g. watercourses and underground waters), and may be required for any discharge of surface water to such controlled waters or for any discharge of sewage or trade effluent from buildings or fixed plant into or onto ground or into waters which are not controlled waters. Such consent may be withheld. Contact Mr D DeCoster on 0181 310 5500 for details.

6. You are advised that under the terms of the Water Industries Act 1991, the prior

written consent of the London Borough of Lambeth, Sewerage Contractor for Thames

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Water Utilities Ltd is required for any development works draining into, or connecting to, the public sewers. Contact Mr S K Bellehewe on 0171 926 7108.

7. You are advised to contact Thames Water Utilities regarding mains/supply pipe

connections for the development at Network Services Waterloo District, Thames Water Utilities Ltd, Waterworks Road, Brixton Hill, London SW2 1SB. Contact Mr D Kirk on 0645 200800 for details.

8. You are advised of the necessity to consult the Council’s Highways team prior to the

commencement of construction on 020 7926 9000 and Transport for London via email ([email protected]), in order to obtain necessary approvals and licences prior to undertaking any works within the Public Highway including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including adjacent to the highway such as basements, etc), Temporary Full/Part Road Closures, Craneage Licences etc.

9. It is current Council policy for the Council's contractor to construct new vehicular

accesses and to reinstate the footway across redundant accesses. The developer is to contact the Council's Highways team on 020 7926 9000, prior to the commencement of construction, to arrange for any such work to be done. If the developer wishes to undertake this work the Council will require a deposit and the developer will need to cover all the Council's costs (including supervision of the works). If the works are of a significant nature, a Section 278 Agreement (Highways Act 1980) will be required and the works must be carried out to the Council's specification.

10. The applicant is informed that advertisement consent is required for any proposed

signage. 11. You are advised that this consent is without prejudice to any rights which may be

enjoyed by any tenants/occupiers of the premises. 12. Your attention is drawn to Sections 4, 7 and 8A of the Chronically Sick and Disabled

Persons Act 1970 and the Code of Practice for Access for the Disabled to Buildings (B.S. 5810:1979) regarding the provision of means of access, parking facilities and sanitary conveniences for the needs of persons visiting, using or employed at the building or premises who are disabled.

13. Your attention is drawn to the necessity to register your food business with the

Council's Environmental Health Division, under the Food Premises (Registration) Regulations 1991 before the use commences. Failure to do so may result in prosecution.

14. You are advised to consult the Council's Environmental Health Division with regard to

the extraction of fumes from the premises. 15. You are advised of the necessity to consult the Council's Streetcare team within the

Public Protection Division with regard to the provision of refuse storage and collection facilities.

16. 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.

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17. This decision letter does not convey an approval or consent which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

18. You are advised of the necessity to consult the Transport and Highways team within

the Transport Division of the Directorate of Environmental Services, with regard to any alterations affecting the public footway.

19. You are advised to consult the Council's Environmental Health Division concerning

compliance with any requirements under the Housing, Food, Safety and Public Health and Environmental Protection Acts and any by-laws or regulations made thereunder.

Location - Lambeth Council · site to a new location at the north of the site along with new play...

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