myatts field north
draft development planning guidelines
January 2006 produced on behalf of: produced by: tibbalds planning and urban design 19 Maltings Place 169 Tower Bridge Road London SE1 3JB Phone: 020 7089 2121 Fax: 020 7089 2120 www.tibbalds.co.uk For further information please contact:
Clive Fraser Lambeth Council Planning Service Phoenix House 10 Wandsworth Road London SW8 2LL with: Telephone: 020 7926 1180 kim sangster associates Fax: 020 7926 2509 johnson pancucci campbell reith savell bird and axon myatts field north contents
preface 4.2 access & movement guidelines 4.3 land use guidelines executive summary 4.4 open space & public realm guidelines 1.0 introduction 4.5 scale, density & guidelines 4.6 urban design guidelines 1.1 purpose of document 4.6 sustainability guidelines 1.2 consultation on DPGs 1.3 estate site boundary 5.0 area-specifc guidance
1.4 structure of document 5.1 area-specific guidance 2.0 background 5.2 cromwell road design guidance 5.2 melbourne square design guidance 2.1 history of the area & development of estate 5.3 urban street design guidance 2.2 the estate today 5.4 charles edward brooke school site 2.3 estate regeneration 2.4 consultation undertaken by PFI Bid 6.0 implementation & phasing
2.5 feedback from first stage consultation on DPGs 6.1 introduction 3.0 analysis 6.2 development-related requirements
3.1 policy influences 6.3 securing the requirements 3.2 urban design best practice 6.4 phasing of development 3.3 access & movement 6.5 use of compulsory purchasing powers 3.4 land use & density 6.6 outline planning applications 3.5 building condition & character 6.7 detailed planning applications 3.6 public realm & open space glossary 3.7 sccale & character appendices 3.8 urban design analysis 3.9 principles underlying current proposals A consultation on DPGs B policy review 4.0 development guidelines C tree status report 4.1 the vision & development objectives D current proposals by PFI team development planning guidelines
IV myatts field north preface
Your Feedback is Important In order to respond and find out more about the document, please contact:
These Development Planning Guidelines (DPGs) have been put together to guide the Clive Fraser regeneration of Myatts Field North. They are intended to ensure a ‘best practice’ Lambeth Council Planning Service approach is taken in providing replacement and new homes, and other local facilities. Phoenix House As such, they need to respond to good urban planning and design practice and the 10 Wandsworth Road local and strategic planning policy context, as well as the aspirations of the local London SW8 2LL community and other stakeholders and service providers. Telephone: 020 7926 1180 Fax: 020 7926 2509 The draft DPGs have been produced after taking into account the aspirations contained within the initial proposals prepared by the Myatts Field PFI team and their Masterplanners, following extensive consultation with Estate Residents. In addition, a Stakeholder Workshop was held to introduce the role of the DPGs and to establish the key issues and priorities for a range of stakeholders. The feedback from that workshop has also been considered in the preparation of the draft DPGs.
LB Lambeth would like your comments on the draft DPGs in this document. A range of events will take place in March 2006 for you to give us your feedback. Any comments from this consultation will be reviewed by Council Officers and recommendations made as to how the DPGs should be modified.
Finally, any changes will be included in the final Development Planning Guidelines. These will then be presented to the Council’s Executive Committee for formal adoption.
The proposed timing for the review and adoption of the DPGs is as follows:
Key Stage Proposed Timing Internal draft DPGs prepared and circulated to December 2005 Council officers Review of internal draft DPGs January 2006 Presentation of draft DPGs to Executive February 2006 Committee Public consultation on draft DPGs March 2006 Finalise DPGs Late April 2006 Presentation of DPGs to Executive Committee June 2006 Adoption by Council July 2006
development planning guidelines executive summary
Purpose of the Development Planning Guidelines Land Use: The guidance contained in this document has been drafted to allow a level of flexibility and change over time, whilst still seeking to ensure that high quality This document has been prepared to guide the redevelopment of Myatts Field North. • Providing replacement and new homes to meet the needs of the community and proposals come forward and are successfully delivered. It provides guidance to supplement the London Borough of Lambeth’s statutory facilitate the reconfiguration of the estate. planning guidance as set out in the Adopted Unitary Development Plan (1998) and • Provision of replacement community facilities. emerging Revised Deposit UDP (2004). It will be used to assess future planning • An improved mixed use and community focus. applications for Myatts Field North. • Provision of a greater diversity of residential tenures and types of housing. These Development Planning Guidelines (DPGs) respond to proposals brought Open Space and Public Realm: forward by Lambeth Council’s Housing Department as part of a Private Finance Initiative (PFI) project, a mechanism to raise the necessary funds for the • No net loss of open space. improvement of Myatts Field North. The guidelines take on board many of the • A new high quality landscaped park to replace Mostyn Gardens. aspirations contained within the initial proposals prepared by the Myatts Field PFI • Provision of a hierarchy of enhanced public open spaces, which meet the needs team and their Masterplanners. It is anticipated that the DPGs will be formally of a range of user groups and contain a range of activities. adopted by the Council as a Supplementary Planning Document, as part of the • Provision of high quality public realm. emerging Local Development Framework. Scale and Density of Development: Myatts Field North Draft Development Planning Guidelines • Development of an appropriate scale and density for both the residents on the The DPGs provide background information in relation to Myatts Field North, site, the new residents and the wider area. including the key issues and problems it faces and set out the planning policy • An increased density of development (additional new homes) that is supported context, which redevelopment proposals need to meet. They establish a vision by a more user friendly layout. for redevelopment of the area that is intended to summarise the many different requirements of the regeneration, as follows: Urban Design:
“A new high quality neighbourhood that is fully integrated into the surrounding • Clear definition of public and private spaces. area, based on traditional street patterns and a hierarchy of public open spaces • The creation of defensible urban blocks of development. that are well overlooked, attractive and safe, and includes a range of housing • Creation of a distinctive identity for the area. within a sustainable environment.” • A robust network of streets and spaces with a good level of continuity and In order to achieve this vision, a number of development objectives underpin these enclosure. DPGs and to set broad requirements for the redevelopment. These relate to a series Sustainability: of development ‘layers’ (set out in further detail in the document) as follows: • The creation of a sustainable environment at Myatts Field North. Access and Movement: In addition, the DPG’s also provide more detailed guidance on key parts of the site. • Creation of a new street network and hierarchy, which enables permeability These areas are those where important facilities are located, major changes are through the area and includes accessible connections to existing public transport required to take place, or where there are particular opportunities to integrate the routes. area with the surrounding context. • Integration of parking into the design and layout in a way that is safe and Information is also set out on the phasing of development, planning obligations and convenient. the required scope and content of future planning applications. • New pedestrian and cycle routes that follow desire lines through Myatts Field North, that are overlooked and feel safe to use. VI myatts field north
1: introduction development planning guidelines myatts field north 1.0 introduction
1.1 Purpose of Document oval tube station The Myatts Field North Estate lies to the east of Brixton Road and one mile north of Brixton Town Centre. For a number of years Lambeth Council’s Housing Department have been pursuing further options to complete the task of the regeneration of the Myatts Field North Estate. In order to generate additional funds, they have successfully pursued a Private Finance Initiative (PFI) project to raise the necessary funds for the improvement of the Estate. As a result of this proposals are planned to be brought forward for the Estate in the next few years or so. The vision for Myatts Field North as part of these proposals is to create a new neighbourhood that is seen to be integrated with the surrounding area, through the introduction of more traditional street patterns that promote a sense of safety and community. The proposals involve part refurbishment, part demolition and new build housing.
Lambeth Council wish to ensure best practice proposals for Myatts Field North that will realise the environmental, social, economic and urban design benefits that myatts fields north estate comprehensive regeneration can deliver. In order to assist with this process, this document (the Myatts Field North Development Planning Guidelines) has been prepared to guide the redevelopment of Myatts Field North. It provides additional guidance to supplement the London Borough of Lambeth (LB of Lambeth) statutory planning guidance as set out in the Lambeth Adopted Unitary Development Plan (1998) and emerging Revised Deposit stockwell tube station UDP (2004). It will be used to assess planning applications for Myatts Field North Estate. The guidelines take into account many of the aspirations contained within the initial proposals prepared by Myatts Field PFI team and their master planners. It is anticipated that this DPG will be adopted by Lambeth Council as a supplementary planning document to the emerging Local Development Framework.
As part of the DPG process a Sustainability Appraisal (SA) has also been carried out. This is to ensure that the proposals put forward in the DPGs have considered how they contribute towards sustainable development. The SA is a document that is subject to the same consultation process as the DPGs.
Once adopted the DPG and SA will be regularly reviewed and monitored against brixton tube station baseline objectives to ensure that objectives are being met, that the guidance remains relevant and that sustainable development is being delivered.
The overall objectives in preparing these DPGs has been to:
1. Identify an agreed planning framework, which will inform any future master plan for the area. 2. Identify preferred approaches to development in relation to urban structure and Figure 1.1: Myatts Field North Estate within the wider context of Brixton & Kennington layout, land use, scale, massing, building heights, housing types and tenure. development planning guidelines 1.0 introduction
3. Create a balanced vision in relation to the provision of community facilities and Key Stage Proposed Timing best practice, access and movement, land use and density, public realm and open space open space. and character. Internal draft DPGs prepared and circulated to December 2005 4. Identify the relevant planning policy context by which all development proposals Council officers Chapter 4.0 Development Guidelines will be assessed. Review of internal draft DPGs January 2006 5. Provide urban design guidance in seeking to promote best practice design. Presentation of draft DPGs to Executive February 2006 This section sets out a series of clear development principles for the regeneration of the Estate as a series oof framework layers. It also sets out good practice examples of how 6. Provide best practice guidance in relation to sustainable development. Committee this might be achieved. This guidance has been written to allow flexibility for changing Public consultation on draft DPGs March 2006 circumstances over time. Finalise DPGs Late April 2006 1.2 Consultation on DPGs Presentation of DPGs to Executive Committee June 2006 Chapter 5.0 Area-specific Guidance As part of the preparation of these Development Planning Guidelines (DPGs) for Adoption by Council July 2006 Myatts Field North it is necessary to ensure that the views of the local community This section looks in more detail at key elements of the regeneration and tests out two are represented. scenarios for the form that this might take. 1.3 Estate Site Boundary The proposals that have been prepared for the Estate by Lambeth Housing PFI Chapter 6.0 Implementation and Phasing The Myatts Field North regeneration area, for the purposes of these Development Team have been based on a community-led process and the feedback obtained Planning Guidelines is defined by Cowley Road and Cowley Estate to the west, Mostyn This includes details of what information will be required as part of the submission of has helped formulate key development principles for the Estate. The feedback Road and Myatts Field South Estate to the South, Akerman Road and Patmos Road to planning applications for Myatts Field North, along with any Section 106/278 planning obtained throughout this process is summarised in Chapter 2 of this document. the east, and Cancel Road to the north (see Figure 1.1). obligations and phasing principles for redevelopment. This feedback, and the key principles have also been considered as part of the preparation of these DPGs. This area forms the majority of the ‘Major Development Opportunity’ area outlined Glossary for the Myatts Field North/Cowley Estate in the Revised Deposit Unitary Development The Development Planning Guidelines for Myatts Fields North will frame the Appendix A: Policy Review Plan. At the current time there are no development proposals being considered for renewal of the neighbourhood. The consultation on the preparation of the DPGs the Cowley Estate. However, any future proposals or Development Planning Guidelines This appendix sets out a review of all relevant planning documents so that the must therefore aim to engage, inform and respond to the local community and should seek to reinforce the wider vision for the area as set out within this document. preparation of the DPGs can be set within existing and emerging policies at the National, stakeholders with clear communication and consultation. The consultation should Regional and local levels. also maximise responses from local residents and including hard to reach sections of 1.4 Structure of Document the community. Appendix B: Consultation on DPGs The Development Planning Guidelines include the following chapters: The methodology for the consultation in the drafting of the DGPs is contained in A report on Community Involvement outlines the consultation that has been undertaken Appendix A of this document. The feedback obtained from the Stage 1 Stakeholder Preface and Executive Summary as part of the preparation of the draft Guidelines and the findings of this process are Workshop is summarised in Chapter 2 of this document. summarised. In addition, it outlines the formal public consultation strategy as part of Chapter 1.0 Introduction the approval of the draft Guidelines by the Council. Together with this community consultation, project meetings between LB Lambeth officers, members of the TMO, the masterplanning team and consultants have This explains the purpose and structure of the Development Planning Guidelines. Appendix C: Tree Status Report ensured that the views of the local community were represented during the Chapter 2.0 Background A tree status report undertaken on behalf of the PFI team by Levitt Bernstein. production of this document. This section provides relevant background to the Myatts Field North Estate, including Appendix D: Current Proposals Prepared by PFI Team The proposed timing for the review and adoption of the DPGs is anticipated to be as its historical development, objectives for regeneration undertaken as part of the Myatts follows: Field North Housing Private Finance Initiative bid, along with consultation undertaken The current layout of development as proposed by the Myatts Field North Housing as part of that process. Private Finance Initiative bid team at the time of the PFI ballot (July 2005).
Chapter 3.0 Analysis
This includes analysis of the existing Estate in terms of policy influences, urban design myatts field north
2: background development planning guidelines
myatts field north 2.0 background
Crowncopyright. L.B. Lambeth 100019338 -2005 2.1 History of the Area & Development of the Estate
Myatts Field North Estate is located on land that prior to the early 1880’s was previously used as farmland. By the mid 1800s the area was developed into traditional Victorian worker housing and was characterised by long linear roads and small back-to-back gardens, as illustrated in Figures 2.1, 2.2 and 2.3.
At the southwest corner of the area was Melbourne Square a traditional London square designated under the London Square Preservation Act of 1931. This square no longer exists and was demolished in the early 1960’s to make way for the estate.
Up until the 1960’s the area occupied by the Estate was defined by what was then Camberwell Park (now Myatts Field Park) and other urban development and was described as North Brixton.
In the early 1970s the site was cleared as part of a wider policy of slum clearance undertaken by the local authority. The current Myatts Field North Estate was designed by the borough architect at the time and developed out largely in accordance with the original design concept, which envisaged a new way of housing and a break with the past.
2.2 The Estate Today
The Estate today comprises 477 residential units, of which 92 are leasehold or freehold and the remainder Council housing stock. Of these, some 200 units (40%) were improved under the Estate Action Programme in the 1990’s, and although Figure 2.1: Historic map showing the Myatts Field area within Lambeth in 1844 many are now in good condition externally, little work has been done to improve their interiors. Also within the study area there are also 28 sheltered housing units in Patmos Lodge and a currently vacant elderly persons care centre.
The Estate comprises two principal types of housing. Firstly, there are the spine blocks, including Carlton, Crawshay and Treherne Courts and Fountain Place. These include deck access to the majority of the properties, large underground garages (which have been out of use for most of their life on safety grounds) and long unsupervised stairways to large groups of top floor units. Secondly, there are over 80 properties with gardens fronting onto estate roads.
A census was carried out for the Council by MORI in May 2003, partly to establish definitively who was housed on the Estate but also to understand their current housing needs with respect to redevelopment options. In terms of the make-up of the residents, some to the key findings were:
• Two-thirds of the residents receive housing benefit;
development planning guidelines 2.0 background
• 52% of residents are economically active. This is an increase of some 22% from were made to several blocks and the eastern most spine block (Carlton Court) was Crowncopyright. L.B. Lambeth 100019338 -2005 the original estate action submission in 1992/93; refurbished. However, there was insufficient funds to tackle the remaining two large • Almost half the residents feel unsafe on the Estate after dark; spine blocks and other parts of the estate.
• There is general satisfaction with local facilities such as buses, health facilities, By 1998, some of the Estate had been completed, but 283 dwellings remained to community facilities, sports pitch and youth facilities; be improved. The works carried out under the Estate Action programme have made • Almost two-thirds of residents would wish to remain on the Estate in a new built significant improvements to some of the homes. home; and Whilst the central objective of the regeneration has been the improvement of poor • Levels of satisfaction in relation to various factors were significantly higher quality, inefficient to maintain housing the problems associated with the poor amongst residents of the improved properties, than amongst unimproved layout of the estate has meant that a more comprehensive approach is now needed. properties. Simply upgrading the existing housing would leave a number of inherent (and The Estate also includes a number of public open spaces and amenity areas. This avoidable) problems in place, including poorly protected and exposed rear gardens, includes Mostyn Gardens, which is the principal public space. Hammelton and poor circulation routes and a lack personal safety. In addition, the existing layout Bramah Greens are smaller open spaces within the Estate. There are also a number of the Estate dictates the location of the public open spaces, which currently exist of ‘left over’ spaces, which have no specific purpose. Although there are a number with no passive supervision, sight-lines or the inability to sustain facilities that of public spaces, they all lack a clear character and role and are poorly overlooked, would provide safety through their use. Finally, many of the existing residents of which raises safety concerns. The open spaces are characterised by man-made the Estate wish to stay and therefore decanting them off the Estate would impact mounds of mown grass and some trees. Overall the public open spaces equate to on the cohesiveness of the area an attribute that the Council is endeavouring to encourage across all communities of the Borough. approximately 4 hectares. Figure 2.2: Extract from Charles Booth’s Poverty Map of 1898-99
As a result of the above, Lambeth have been pursuing further options to complete Crowncopyright. L.B. Lambeth 100019338 -2005 2.3 Estate Regeneration the task of improving Myatts Field North Estate. Rising construction costs, a A number of significant problems have been identified in relation to the layout of levelling market and the desire to maintain existing levels of open space there are the Estate, the blocks and individual dwellings. These problems relate to: few viable options for this regeneration.
• Identity; Between 1999 and 2002, Lambeth commissioned a comprehensive option appraisal, ranging from do-minimum option to the complete demolition of the estate. This • Movement; rigorous evaluation delivered a preferred option of retaining and improving many • Lack of safe access; of the properties improved under Estate Action funding, while demolishing and • Poor and unsafe parking; replacing those, which did not benefit from this investment. This accords with the • Lack of permeability; intuitive sense that the fundamental problems arising from the design of the Estate • Poor and unsafe amenity space in Mostyn Gardens; and can only be tackled through changing the layout. However, this change can only be achieved by losing a small proportion of the estates action-improved units. • Design conflicts due to the scissor design of the units (i.e. noise, plumbing, access for maintenance). To complete the works Lambeth Council require significant additional funding and comprehensive regeneration. In order to generate the funds needed, Lambeth has In the late 1990s using Estate Action funding, the Council began to tackle these successfully pursued a PFI bid, which will allow for a combination of investment in problems. The chosen solution was to focus on the external envelope of all the units quality housing, the reconfiguration of the homes and provide the opportunity to and on removing the walkways on the spine blocks. The underground garages below revitalise the community and give it the potential for a prosperous and successful the walkways were to become a new street, and the areas below the buildings would future. be incorporated into the housing units. As part of this initiative improvements Figure 2.3: Figure ground immediately prior to the redevelopment of the Victorian streets in 1974
2.0 background
Crowncopyright. L.B. Lambeth 100019338 -2005 The intention of the PFI bid is to retain (and further improve) all but 30 of the • Through internal decanting and schemes to retain leaseholders, to largely keep ‘improved units’ and to demolish and reprovide the remainder of the Estate. There the existing community intact, and thereby retain the high levels of mutual Vassal Road Foxley Square would be no loss of affordable rented units, and the leasehold units would be support and cohensiveness displayed by residents, along with their commitment reprovided or repurchased. In addition, the PFI contract would provide a new park to living in this area.
Christ Church Health Centre to replace the existing poor quality open spaces and a small community facility to • To diversify tenure and thereby increase the range of economic power within the Primary School replace the existing tenants’ hall (Bramah Green). community. Patmos Road More specifically, the PFI project objectives have been identified as follows: • To use the opportunity for reviewing the arrangement of land use in the area to provide alternative sites for other regeneration partners with capital programmes • To provide high quality homes that meet Decent Homes standard through to replace existing facilities (schools, health centre etc). Carlton Court further investment to properties already improved under Estate Action funding, • To use the physical development to assist with economic regeneration and to and through demolition and re-provision of properties where rehabilitation does provide a focus for personal capacity building, skills training etc. Crawshay Court not represent good value for money.
Brixton Road • To change the ethos of the area, so that residents are no longer associated with • To create an environmentally sustainable community with significantly reduced an ‘estate’, but have an identity based on a street address, which will be free Eythorne Treherne Court CO2 emissions and major inroads into fuel poverty. bungalows from the negative connotations and stigma previously suffered. • To remove those design features of the existing housing which contribute markedly to the lack of security and personal safety experienced by residents, 2.4 Consultation Undertaken by PFI Team Fountain Place Akerman Road principally the underground garages, the walkways, the screened access to individual entrances, the lack of hierarchy of routes, unsafe open space etc. There are many different groups that will be affected by the redevelopment of • To create a traditional street pattern with the new housing, comprising the Myatts Field North. Given that the PFI project involves the redevelopment of maximum number of terraced houses with gardens that funding and space a substantial quantity of existing housing, it has been an important part of the Mostyn Road constraints will permit. As far as possible to integrate the retained housing into Housing Departments preparation of a vision and subsequent proposals for the comparable streetscapes through the addition of strategically placed additional Estate to ensure that existing residents have been consulted and are a key part of units that provide a street grid and close off exposed rear gardens. the development of proposals. • To design out crime so far as possible and to create a sense of security as well as Figure 2.4: Existing buildings within Myatts Field North Estate The Estate is currently managed by a Tenants Management Organisation (TMO). The actual safety for residents. TMO and the residents have been provided with the services of an Independent Tenants Advisor to aid with the regeneration process. In addition to consulting Bungalows / single storey dwellings • To create a hierarchy of streets which will provide safer pedestrian routes through the housing, and allow the better integration of local vehicular traffic, with estate residents the needs of the wider community also need to be considered Spine development and the discouraging of rat-running. as they make use of some of the facilities (in particular the health centre, Christchurch Primary School community building and primary school). There are also a number of organisations Patmos Lodge • To replace the existing poor quality, unsafe and under used public open space or stakeholders that are interested in the redevelopment of the Estate and that Development improved with Estate with a high quality park which will serve the needs of the new and improved funding need to have input into the development process. These have included Lambeth Office housing, as well as the residents of the ward more generally. This will integrate into the Council’s open space strategy to create a network of linked public space, Environment, Lambeth Primary Care Trust, Christchurch Primary School, Vassall Area Community Centre which will bring economic activity into the wider area, and change the public Regeneration Group (VARG) and Vassall Vision. Health Centre perception of this part of the borough. Mixed use residential above local shops The key principles identified to date by the workshops and public consultation
DPG site boundary • To replace the existing tenants’ hall with community facilities of at least undertaken as part of the Cross Subsidy Proposals/PFI bid process are as follows: comparable size. • Substantial agreement on the location and shape of the park and connections to • To provide integrated neighbourhood management for all aspects of the and through the park; redevelopment area - housing, park and community facilities.
development planning guidelines 2.0 background
• A strategy for the relationship between public open space and amenity spaces; • Public open space; • Routes should be pedestrian-friendly, with wider streets if shared with cars. • The replacement of demolished council blocks with traditional street properties • Community facility. Current roads are too narrow. Could create ‘Home Zone’ characters within the on conventional street patterns, including street parking; new development. This scheme would result in a total of around 700 units, which is an increase of • A clear hierarchy of car and pedestrian routes in support of ‘home zones’ and • Would like cars to be able to park close to owner’s homes, but don’t want to approximately 200 units. pedestrian priority development; generate more rat runs or traffic from elsewhere. • A strategy for massing and development heights, including the relationship The PFI contractor will need to put a scheme together based on an output • Car club scheme to help overcome the problem of the lack of local shops. between the park and the new housing; specification produced by the PFI team as part of the tender process. This next • Parking could be better integrated into house design. stage is anticipated to commence during 2005. • Agreement to a phasing strategy that builds on current open space to enable • Closure of parks at night (gated for security reasons). ‘one move’ decanting and replacement of the whole open space by completion • Housing closer to Akerman Road in order to increase safety. of the project; 2.5 Feedback from First Stage Consultation on Draft DPGs • No underground car parking because perceived to be unsafe and under-utilised • Consideration of ‘By Design’ and other guidance concerning movement, The first stage of consultation in relation to the preparation of these DGPs involved • Create connections along desire lines to Brixton Road and Camberwell New Road permeability and personal safety. a stakeholder workshop, which was held in the Patmos Community Centre on (to reach bus stops and local shops). 10th November 2005. The purpose of the workshop was to introduce the role of Based on the above principles, the overall scheme for the Estate outlined as part of the Development Planning Guidelines and to establish key issues and priorities for Open Space and Community the PFI ballot (as shown in Appendix D), includes: a range of stakeholders. A comprehensive summary of those who attended the • Open space to be useable, safe and functional with clear, visible routes and to Enabling works: workshop, the structure of the workshop and the feedback received is outlined in cater for everyone and not replicate current provision in the neighbourhood. Appendix A of this document. • Decanting and rehousing of existing tenants on and off-site as the new build • How about themed spaces, not one big park? Funding and management are programme progresses; and The key issues highlighted during the workshop included: important and need to be resolved very early.
• Repurchase of existing lease and freehold dwellings (where necessary). Buildings and Density • Existing mature trees are important to retain, tree-lined streets would be nice. • Could link green spaces like Mostyn Gardens to Myatts Park. Initial capital works: • Quality of materials was important, with traditional materials generally being • Community facilities are essential and spaces need to be multi-functional. • Retention and refurbishment of 134 rented dwellings, and 38 lease and freehold preferred. Homes for rent and sale should not be different in design. • Keep the Community Centre and Health Centre near to the park and other active dwellings – the refurbishment programme excludes internal works to leasehold • Homes to have a clearly defined back and front with front doors opening onto uses. properties and all works to freehold properties; the street. Houses and flats should be double aspect. • Resources for older children (12+) are needed. • Demolition of 251 rented homes and 54 lease and freehold dwellings; • Gardens and/or balconies should be provided for all homes where possible. • The shops on the estate could be redeveloped. Foxley Square fails because of lack • New build of 251 rented dwellings; • Flats are acceptable and family homes should be located at ground floor level. of access. • Removal and reprovision (in an alternative location on-site) of the public open • Four storey maximum height preferred as it relates to the scale of the existing space currently centred on Mostyn Gardens; development and does not incur additional management costs associated with • Demolition of the existing community facility and replacement with a similar running a lift. facility (the demolition of the existing facility is required to enable the • Environmentally friendly, energy efficient buildings would be welcomed. redevelopment of the housing); • Some concern that development would be too dense. • Around 250 new build homes comprising of private market, affordable and Movement and Parking shared ownership housing. Ongoing service to provide management, maintenance and cyclical repair (life cycle) • New development should be more permeable than currently, with clear, direct for the: routes through, but not opened up too much. • More frequent or additional buses are needed. • Refurbished and new building housing (including any housing amenity land);
10 myatts field north
3: analysis development planning guidelines N N myatts field north
0 10 20 30 40 60 m 3.0 analysis N N Crowncopyright. L.B. Lambeth 100019338 -2005
0 10 20 30 40 60 m 3.1 policy influences
3.1.1 Planning Policy Context Conservation Area 6 Brixton Road A key element of these Development Planning Guidelines (DPGs) is to ensure consistency with and reinforcement of existing and emerging planning policies at the National, Regional and Local levels. Accordingly, a review of all relevant Conservation Area 7 Vassal Road documents has been undertaken, and is included in Appendix B. This Section provides an overview of the key findings of the review of the existing and emerging policy as it relates to the future development of the Myatts Field North Estate.
3.1.2 National Guidance
Guidance at the national level is set out through Planning Policy Statements (PPS) and Planning Policy Guidance Notes (PPG) and sets out the Government’s objectives for regeneration and sustainable development. This policy is interpreted at the regional level through the London Plan, which provides the strategic planning MDO 48 MDO 48 framework for London for the next 15-20 years. Within this context the Adopted and Revised Deposit Lambeth UDPs set out the aims and objectives for the Borough and provide policies at the local level. The above comprises the statutory planning framework, which guides development. The combined effect of the relevant national policy documents has been to establish the following fundamental principles, as follows:
Myatt’s Fields • Make suitable land available for development in line with economic, social and Park environmental objectives to improve people’s quality of life. • Ensure that development supports existing communities and contributes to the Conservation Area 5 creation of safe, sustainable, liveable and mixed communities with good access Stockwell Park Conservation Area to jobs and key services for all. Parks Regeneration Area Parks • Ensure high quality development through good and inclusive design and the Historic Parks & Gardens (on English efficient use of resources. Heritage Register) Major development opportunity - • Promote mixed-use developments, especially within town centres and maximise Conservation Area 25 Transport development area the use of previously developed brownfield land and existing buildings. Minet Estate Major development opportunity -outside transport development area • Improve access to leisure, retail and other services for residents of deprived areas School playing field as part of the drive to promote social inclusion. Transport for London road network • Promote sustainable patterns of travel and reduce the need to travel by car. Local distributor road • Address the causes and potential impacts on climate change through policies, Background Consultation Area: Parliament Hill to Westminster which reduce energy use, reduce emissions, promote development of renewable Background Consultation Area: energy sources and take climate change impacts into account in the location MDO 16 Primrose Hill to Palace of Westminster Lambeth cycle network and design of development. Listed buildings
Figure 3.1: Policy Context (taken from Revised Deposit UDP Proposals Map) 13 development planning guidelines 3.0 analysis
3.1 policy influences
3.1.3 London Plan • Create or enhance the public realm; Policy Policy Objective • Provide or enhance a mix of uses; Policy 1 The Vision The Vision for Lambeth is to promote high quality, sustainable development and urban The London Plan (Spatial Development Strategy - Adopted February 2004) provides for Lambeth renaissance by making Lambeth a great place to live, visit and work. the strategic planning framework for London for development of strategic • Are accessible, usable and permeable for all users; Policy 8 Accessible Seeks to ensure that development should, be located and designed to be accessible by importance. The Mayor of London has powers of direction to refuse planning • Are sustainable, durable and adaptable; Development the whole community, promote social inclusion and reduce reliance on the private car. applications of strategic importance. In the case of housing developments strategic • Are safe for occupants and passers-by; Policy 10 Walking Seeks to ensure that development proposals should maintain and enhance the and Cycling walkability with safe, direct and convenient routes - especially to key destinations such importance is defined as schemes of 500 dwellings or more. • Respect local context, character and communities; as schools, shopping centres and public transport facilities. In seeking to accommodate growth both in population (a further 800,000 people by • Are practical and legible; Policy 9 Transport Planning applications will be assessed for their transport impact, including cumulative 2016) and employment (636,000 new jobs by 2016 - net), the Mayor is promoting • Are attractive to look at and, where appropriate, inspire, excite and delight; Impact impacts on highway safety, the environment and the road network and on all transport a greater intensification of development across London. To help do this, London modes, including public transport, walking and cycling. Applicants will be required to • Respect the natural environment; and submit an independant TA for all developments which are likely to have a significant as a whole has been divided into 5 sub-regions in terms of strategic planning • Respect London’s built heritage. transport impact. and priorities. Myatts Field North falls within the Central London Sub-region (5B Policy 14 Parking The level of private parking permitted will be restricted to no greater than the standards policies), which seeks to build on and enhance the diverse qualities of the area Policy 4B.3: Maximising the Potential of Sites - This policy seeks to ensure that and Traffic Restraint and may be reduced to this level by condition or Section 106 agreement. The level and to increase its capacity to accommodate growth and maximise the number development proposals achieve the highest possible intensity of use compatible (Interim Policy) of such parking should not be below minimum disabled persons and other essential operational parking. of additional homes, including affordable housing by exceeding housing provision with local context, design principles, and with public transport capacity. Policy 4B.3 Policy 15 Additional Lambeth will provide over the plan period 2002-2016 sufficient additional housing to targets set out in the Plan and secure mixed and balanced communities. requires UDPs to include policies in line with the residential density ranges set out Housing (Interim meet rates of provision in line with, and in addition to, the Borough’s assessed levels in Table 4B.1. The table is a density location matrix that allows sites to be assessed Policy) within the London Housing Capacity Study 2000. The following additional housing Myatts Field North is also located within an ‘Area of Regeneration’ due to its against these key criteria in order to generate broad guidelines on density for dwelling units shall be provided: i) a minimum of 20,500 (about 1400 /year) net location within the 20% most deprived wards in London. Policy 2A.4 of the London different types of residential development. Given the sites PTAL 3 to 2 and with low additional overall dwelling completions between 2002 and 2016; and ii) as part of this, Plan states that: “Within the Areas of Regeneration…the Mayor will work with the development of a minimum of 8,200 (about 550 /year net) additional affordable car parking provision a density range of 300-450 HRH is indicated. strategic partners to achieve their sustained renewal by prioritising them for dwelling completions between 2002 and 2016. action and investment. In their UDPs, Community Strategies and Neighbourhood Draft SPG: Housing Provision and Affordable Housing – This draft provides guidance Policy 16 Affordable The normal expected level of provision will be 50% of habitable rooms or 40% where Housing (Interim there is no public subsidy on capable sites of providing 10 or more dwellings or 0.1 ha Renewal Strategies, Boroughs should identify Areas for Regeneration and set out on the application and implementation of the policies on housing provision Policy) or more in size. A range of unit sizes of affordable housing should be provided, having integrated spatial policies that bring together regeneration, development and and affordable housing in the London Plan. There should be more mixed use regard to local circumstances, site characteristics, and the aims of the borough’s annual transport proposals with improvements in learning and skills, health, safety, access, developments which successfully combine housing, employment, commercial and Housing Strategy. The affordable element should be demonstrated as being capable of employment, environment and housing.” community facilities, to help reduce the need to travel and to assist vitality and being built as such without further design amendment, be available for occupation at the same time, or sooner, as other elements, and be distributed through different parts safety by preventing areas becoming deserted and hostile at different times of There are also a number of generic policies that are relevant to the regeneration of of a site. The tenure of different elements of a scheme should not be apparent from the the day. The draft SPG states that the density of schemes should be considered in siting, appearance or layout. Myatts Field North and these are specifically noted in Appendix B. However, those terms of habitable rooms per hectare (as well as dwellings per hectare) because Policy 26 Proposals for community facilities serving a neighbourhood or district function should of key importance include: consideration of housing mix in terms of the number of bedrooms in dwellings is Community be located in or adjoining a town or local centre. Where there are no suitable sites in Facilities these areas, small-scale community facilities should be located on a site with moderate Policy 3A.1: Increasing the Supply of Housing - The Mayor is seeking the maximum necessary to reflect the needs of different types of households. or better public transport accessibility, which is easily and safely accessible by cycling provision of housing in Greater London and is pursuing a target of 30,000 additional However, the scale of proposed development does not meet the threshold for referral and walking. homes per year from all sources until 2016. The London Plan calls upon Lambeth to Policy 31 Streets, Development should add to a connected series of streets, street blocks, public to the Mayor of London. provide 1,450 homes per year until 2016. These figures will be reviewed by 2006 and Character and spaces and walk able neighbourhoods, designed around the needs of the pedestrian, periodically thereafter. The Mayor will promote policies that seek to achieve and to Layout responding and adding to connected patterns of streets, landmarks, the topography and landscape features in the area. exceed this target. 3.1.4 Lambeth Unitary Development Plan Policy 31a Development should enhance community safety. Development will not be permitted Policy 4B.1: Design Principles for a Compact City - The Mayor will, and Boroughs Community Safety where opportunities for crime are created, or where it results in an increased risk of Lambeth’s Unitary Development Plan (August 1998) was adopted in August 1998. public disorder. In particular, developers should show how they have taken ‘Secured should, seek to ensure that developments: There are a number of generic policies from the Adopted Plan that are relevant to by Design’ into account. Any public spaces and access ways through or adjoining a site should be overlooked, have appropriate lighting and provide clear sight lines. • Maximise the potential of sites; the redevelopment of Myatts Field North and these are outlined in Appendix B. Table 3.2: Key Policies from the Revised Deposit UDP 14 myatts field north 3.0 analysis
3.1 policy influences
Policy Policy Objective As a result of recent changes in national and regional policy the adopted plan is now 3.1.5 Lambeth LDS & Other Relevant Documents Policy 32 Building Larger scale or extensive development should relate satisfactorily to adjacent out of step with relevant guidance. Lambeth’s Revised Deposit UDP was published The Council has produced its Local Development Scheme (LDS) (March 2005). This Scale and Design townscape taking into account its scale, character, historic street layout and in June 2004 and has now been examined at Public Inquiry. The Inspector’s report uses; improve the sense of place and legibility & define edges by retaining is due in early 2006 and following this the Revised Deposit will be adopted for sets down the Council’s policies and priorities for planning in the Borough, identifies characterful buildings, appropriate building lines & extending frontages; and development control purposes. Until this time the policies contained within the the development plan documents (DPDs) and supplementary planning documents provide servicing and parking that is sensitively sited and designed. A table (SPDs) that are to be produced under the new planning system. It: indicates densities that can be achieved in the design-led approach. For a Adopted Plan are a material consideration. An exception to this are the interim moderate urban site a density of 350-450 HRH is indicated. policies prepared in response to the publication of the London Plan. These include • Confirms the completion of the revision of the UDP through to its adoption Policy 32a All major developments (above a threshold of 1000 sqm or 10 dwellings) are Policies 3A.7 to 3A.12 (Affordable Housing), 3C.22 (Parking Strategy) and 4B.3 (Site required to incorporate equipment for renewable power generation so as to (adoption likely April 2006) and that the resultant policies will be ‘saved’ for a Renewable Energy in provide at least 10% of their predicted energy requirements. Potential), which make the adopted Lambeth policies out of date. These interim period of 3 years and replace the existing Lambeth UDP adopted in 1998; Major Developments policies are now used for development control purposes on affordable housing, • Identifies Myatts Field North as one of several major housing estate regeneration Policy 32b All development proposals should show, by means of a Sustainability housing provision and car parking standards and replace the adopted policy. Assessment, how they incorporate sustainable design and construction schemes which require planning guidance; Sustainable Design principles, including: and Construction Section 5 of the Revised Deposit UDP contains policies and proposals that apply to • Revised Deposit UDP policies have not been ‘saved’ because it is not possible to • Employing built forms, materials, orientation and layout (passive solar gain), and renewable energy production, natural ventilation and cooling, where particular parts of the Borough, or to particular sites, and these are intended for prepare guidance as SPD or include them in the LDS. However, when the UDP is practical, that will contribute to reduced energy consumption and associated emissions. Larger schemes should, wherever feasible, include combined heat and consideration alongside the Borough-wide policies. Under the Revised Deposit UDP adopted it will be possible to use the work progressed and link it as appropriate power and community heating; Myatts Field North Estate is identified as a ‘Major Development Opportunities’ area to the new plan and prepare the relevant SPDs. • Avoiding negative micro-climatic effects (e.g. wind turbulence); (MDO 48), which states that: • A statement of community involvement is being prepared and will set out the • Making adequate, integrally-designed provision for the storage and recycling Council’s approach for community involvement on major planning applications. of waste; “The Council supports the redevelopment of most of Myatts Field North Estate and part of the Cowley Road Estate and the refurbishment of the remaining parts. • Utilising environmentally-friendly specification and materials; In addition, there are a number of other Council documents that are relevant to Myatts Field North, for example the Council’s Community Strategy, which are also Specifying the use of sustainable sources of timber (FSC); and Redevelopment should create a safer series of streets and open spaces and a proper outlined in Appendix B. • Reducing the use of finite, primary minerals and aggregates and encouraging sense of enclosure along Cowley Road. Some loss of open space may be permitted the maximum use of reused or recycled materials in the building process. provided the extent of loss is kept to a minimum, is compensated for through Policy 36 Development should provide or enhance an uncluttered, consistent, simple, improvements to the quality of the remaining open space and is supported through Streetscape, accessible and coordinated public realm with robust and appropriate materials 3.1.6 Summary Landscape and and landscape design enhancing the setting, connections and spaces between a community-led masterplanning exercise. Replacement pitches should be provided Public Realm Design buildings. as part of the redevelopment of Myatts Field North. • Myatts Field North Estate is identified in London-wide and local planning policy Trees of high amenity value will be protected, including during construction. terms as a focus area for regeneration; Policy 45 Open Some development on open space sites may be permitted if it comprises: Redevelopment should also achieve the restoration of street frontage around Space and Sports • The policy context responds to pressures for growth in London, along with the Facilities • Small-scale development that is ancillary to the use and enjoyment of the Melbourne Square, a protected London Square. The loss of public open space should need to promote sustainable regeneration; open space; or be minimised through the use of peripheral redevelopment sites. The Council will • Development that facilitates or enhances public access; or also seek the downgrading of the dual carriageway on Akerman Road. • New development should create mixed and inclusive communities by providing
• Development that makes compensatory provision in the vicinity for for a mix of housing types; Redevelopment should be of a sufficient density to ensure an appropriate mix of replacement open space of equal or better quality and size; or • Redevelopment of the Estate is supported and should allow for the creation of a housing type and no loss of affordable housing. Zero energy development should • The selective development of housing amenity areas where significant new neighbourhood that is integrated into the surrounding environment; regeneration and community benefits will be achieved which could not be be achieved on at least part of the site.” achieved in any other way, for example in relation to estate-based regeneration • Redevelopment should be of a sufficient density to ensure no loss of current projects. Such development would be acceptable where the resultant quality of local housing amenity areas is significantly improved; A number of generic policies contained within the Revised Deposit UDP that are affordable units and a contribution to additional housing provision in the form relevant to the regeneration of Myatts Field North Estate are outlined in Appendix • Development, which protects the nature conservation value and - of the land. of mixed tenure; and B. However, those of particular note are contained in Table 3.2. In addition, within • Loss of open space may be permitted provided the extent of loss is kept Chapter 3.0 Analysis specific consideration is given to different development to a minimum, is compensated for through improvements to the quality standards as they may relate to proposals for the regeneration of Myatts Field North. of the remaining open space and is supported through a community-led masterplanning exercise. 15 development planning guidelines 3.0 analysis
3.2 best practice urban design
3.2.1 Best Practice Context These documents contain a wide range of common objectives encouraging good urban design principles. These include: The regeneration of the Estate should draw from general best practice and Government-sponsored documents, which encourages good urban design. These Sustainability include: • Promote the re-use of existing buildings and previously developed land (PPG3; • PPS1 Delivering Sustainable Communities (2004) promotes high quality inclusive Towards an Urban Renaissance); design in the layout of new developments and individual buildings in terms of • Encourage housing development which makes more efficient use of land their function and impact. (between 30 and 50 dwellings per hectare net), and higher densities in locations • PPG3 Housing (2000) seeks higher density housing, which should be about such as town centres and areas close to public transport (PPG3; Towards an X people, places and our environment. Urban Renaissance); The Urban Task Force’s report illustrates that urban quality is not solely • Encourage lower parking standards (PPG3; PPG13; Local Authority Standards); affected by density - the layout of buildings and the nature of open space • PPG13 (2001) provides guidance on how to integrate planning and transport. are more important factors in securing quality. This is demonstrated by This includes promoting more sustainable transport choices for people, and • Integrate the natural and man-made environment to maximise energy these two diagrams, where the density is identical but the quality of the environment is significantly better in the low to mid rise perimeter block reducing the need to travel, especially by car. conservation and amenity (Urban Design Compendium). layout (right) than the tower block in the middle of the space (left). • By Design (2000) aims to promote higher standards of urban design in planning Character and is intended as a companion guide to the planning policy guidance notes. • Create development that responds to its context and achieves a distinctive, safe Whether facades are structure in a • Places, Streets and Movement (1998) A Companion Guide to Design Bulletin 32 horizontal or vertical rhythm is an (Residential Roads and Footpaths), encourages a people friendly approach to and high quality public realm (Places, Streets and Movement); important visual element of and has great impact on the character design of residential streets. • Promote character in townscape and landscape by responding to and reinforcing of the street. New development • Better Places to Live by Design: A Companion Guide to PPG3 (2001) locally distinctive patterns of development, landscape and culture (By Design); should respond positively to the existing character. complements By Design and Places, Streets and Movement. It aims to promote • Encourage a distinctive design response that arises from and complements its principles of good design and its focus is on the urban design principles and setting (Urban Design Compendium); approaches which underpin successful housing, not just the architectural • Promote legibility through development that provides recognisable routes, treatment. intersections and landmarks to help people find their way around (By Design); • The Urban Design Compendium (2000) provides guidance on achieving high • Clearly define public and private space by promoting continuity of street quality design at all stages of the urban design process. frontages and the enclosure of space by development (By Design). • The Urban Task Force Report - Towards an Urban Renaissance (1999) sets out Movement and the Public Realm the need to create sustainable urban development within the UK and the issues relevant to this. • Achieve ease of movement by putting people before traffic and integrating land • Secured by Design (1994) is produced by the Association of Chief Police Officers uses and transport (By Design; Places, Streets and Movement; Urban Design and provides advice on designing-out crime. Compendium; PPG3); Mixed use and active frontages • Guidance on Tall Buildings prepared by CABE and English Heritage (March 2003) • Design the movement network to create a sense of place and community within bring vitality to urban places. provides advice and guidance on good practice in relation to tall buildings in the the streets and spaces of housing areas (Places, Streets and Movement); planning process and sets out criteria for evaluating tall building proposals. • Promote spaces and routes that are attractive, safe, uncluttered and work • UDP Policy acknowledges the need within the Borough to promote urban design. effectively for all in society, including disabled, youth and elderly people (By The emerging UDP urban design policies seek to implement the principles from Design; Urban Design Compendium); the Governments “By Design, Urban Design in the Planning System” and “Better • Generate a safe and secure public realm (Secure By Design). Places to Live” documents together with the Government-endorsed “Urban Design Compendium”. 16 myatts field north 3.0 analysis
3.2 best practice urban design
Land Uses and Flexibility A A • Mix uses and building forms to provide visually stimulating and enjoyable places that fulfil the needs of a wide range of people (Urban Design Compendium; By Design); • Promote adaptability through development that can respond to changing social, technological and economic conditions (By Design; Urban Design Compendium); B B • Create mixed and inclusive communities by providing a range of housing types The image to the left shows a typical and housing tenures, including affordable housing (PPG3; Towards and Urban impermeable layout where the dominance Renaissance). of cul-de-sac severely limits the choice of alternative routes between A and B. This image is an example of In contrast, the permeable environment shown Security and Safety a movement framework that to the right provides a choice of different distinguishes a number of street routes. • Provide natural surveillance: neighbours should be able to see each other’s types and hierarchies of links. houses, and where cars are parked outside (front or back), owners should be able to see them (Secured By Design; Places, Streets and Movement);
Streets should be designed to • Routes should be overlooked and busy, and should be well lit. Long, indirect H have different characters, so pedestrian and cycle links may feel threatening for users, and may provide creating a legible place. w escape routes for criminals. Residents should be able to choose alternative routes (Secured By Design; Places, Streets and Movement); • Play areas or communal space should be located where they are well related to surrounding areas and are overlooked (Secured By Design; Places, Streets and Main road Movement); • Mixed land uses and active frontages to the ground floor enable security throughout generating greater vibrancy and surveillance (By Design, Urban w Design Compendium). H
Residential street
Figure 3.3: Illustrations of Urban Design Best Practice Principles
17 development planning guidelines 3.0 analysis
3.3 access & movement NTS N
N Crowncopyright. L.B. Lambeth 100019338 -2005 3.3.1 Existing Situation Camberwell New Road
Vehicular Access and Parking 0 10 20 30 40 60 m
Vehicular access to Myatts Field North is difficult and due in part to a number of
one-way streets and traffic controls. The Estate has only three vehicular entrance Vassal Road points, Akerman Road, Patmos Road and Cancell Road. This results in the Estate Road Elliot being very insular and isolated from the wider area. Although this means that general traffic does not travel through the Estate, it has an impact on the overall Patmos Road
perception of the Estate and concerns about personal safety. Cancel Road
There are large underground garages beneath the spine blocks, which have been
out of use for most of their life on safety grounds. Some residential units have Christchurch C+E Cul-de-sac on Foxley Square Primary School detracts activity for shops dedicated parking spaces, however there is a significant amount of on-street Charles Edward Cowley Cromwell Road carparking. Currently car parking ownership in the Vassall Ward is low and Estate Brooke upper school according to the 2001 Census 57.1% of households do not own a vehicle, whilst only 7.4% have 2 or more vehicles.
Public Transport
The nearest tube station to the Estate is Oval, which is located on the Northern Line Eythorne Road Brixton Brixton Road and approximately 10-15 minutes walk to the northwest. There are several bus
routes that run along Brixton Road and Camberwell New Road, which residents rely Cowley Road on. These include:
• 3/N3 - Crystal Palace to Oxford Circus (via Brixton Road) Main access to the Estate
• 59 - Streatham Hill to Euston (via Brixton Road) Myatts Fields Park • 133/N133 - Streatham to Liverpool St (via Brixton Road) Charles Edward Brooke Transport for London network • 159 - Streatham to Marbel Arch (via Brixton Road) Normandy Road School Akerman Road Main distributor road
• 333/N333 - Tooting Broadway to Elephant and Castlet (via Brixton Road) Local road
• 36/N36 - New Cross Gate to Queens Park (via Camberwell New Road) One-way road Difficult intersection mini-roundabout Myatts Field North estate roads • 185 - Lewisham to Victoria (via Camberwell New Road) Home zone • 436 - Lewisham to Paddington (via Camberwell New Road) Mostyn Road Vehicular access to the site Akerman Road Undercroft car parking There is also a local bus service which runs along Akerman Road (Route P5), which Surface car parking links the Estate with Elephant and Castle, Clapham North, Stockwell and Battersea. Cul-de-sac outside the estate The service runs at a 15 minute frequency. Cul-de-sac inside the estate Pedestrian and Cycle Routes Myatts Fields Park Site boundary Many of the existing pedestrian routes through the estate are poorly lit and are Figure 3.4: Existing Vehicular Access and Car Parking 18 myatts field north 3.0 analysis
3.3 access & movement NTS N N Crowncopyright. L.B. Lambeth 100019338 -2005 not well overlooked. As a pedestrian it is unclear how you enter the Estate and Camberwell New Road once inside the navigation is difficult. In addition, the Estate has poor internal 0 10 20 30 40 60 m permeability, particularly as a result of the spine blocks level changes and condition of Mostyn Gardens.
Vassal Road Both the London Cycle Network and Lambeth Cycle Network are adjacent to the site,
running along Mostyn Road/Akerman Road and Patmos Road. Elliot Road Elliot Street Trees
Patmos Road Whilst the Estate containes a large number of well-established mature trees, there are few street trees.
Cancel RoadChristchurch C+E Primary School Charles Edward Cromwell Road Brooke 3.3.2 Specific Policy Issues Cowley upper school Estate Given the sites’s location in relation to Brixton Road/Camberwell New Road, Brixton Carlton Court Town Centre and Oval Underground Station the Estate is categorised as having a ‘poor to moderate’ Public Transport Accessibility Level (PTAL).
Eythorne Road Walking and cycling routes should be promoted through the Estate and improvement Brixton Brixton Road Lack of crossing points and continuous foothpath with smade to the London Cycle Network route as part of any development proposals. traffic dominated environment Elevated routes above undercroft car parking providing Cowley Road Both private and cycle parking for residents and the public/visitors should be access to houses separates cars from pedestrian creating an provided in accordance with Revised Deposit UDP standards, as noted below. unsafe environment Akerman Road provides a poor environment for pedestrians Poorly overlooked routes at Any increase in new homes is likely to result in an uplift in car ownership levels the back of development and Myatts Field segregated from roads Park within the area. However, in order to promote more sustainable modes of transport, it will be imperative to strike a balance between restricting car numbers and providing sufficient capacity to accommodate reasonable needs. Normandy Road Charles Edward Brooke Fountain School Place The number of car parking spaces proposed within the Estate will be restricted to the Akerman Road maximum levels specified in the Replacement UDP as a result of the sites accessibility
Normandy Road forms key link Key destination/Public transport corridor to Brixton Road levels and other more sustainable modes of transport promoted. Parking should be Key surrounding streets integrated into the overall design, and be well overlooked. Where on-street parking
Lack of surveilled access points Home Zone is necessary it should be well designed and not impact on road safety. to the site that is poorly Segregated pedestrian route connected to its surrounding Mostyn Road Key pedestrian links Unit Size Carparking Cycle Parking
Lack of physical connection Studio/1 0.5 spaces per unit 1.0 spaces per unit Lambeth Cycle Network
Segregated pedestrian routes within site 2 0.75 spaces per unit 1.0 spaces pre unit Myatts Fields Park 3+ 1.0 spaces per unit 1 space per unit Pedestrian access points
Site boundary Affordable 3/4 of above
Figure 3.5: Existing pedestrian & Cycle Access 19 development planning guidelines 3.0 analysis
3.3 access & movement
3.3.3 Key Access & Movement Issues
• Accessibility: Routes though the Estate for both pedestrians and vehicles Oval underground are limited, disconnected and have poor surveillance. They make the Estate station unsafe, particularly at night. A large number of existing vehicular routes are cul-de-sacs. Cowley Estate to the west acts as a physical barrier for pedestrians 5 min. walking accessing Brixton Road bus stops and local shops. Akerman Road (dual carriageway) and the boundary wall at the back of Charles Edward Brooke secondary school act as a physical barrier to integration of the estate with the 10 min. walking historic Myatts Field Park and to movement between the estate and areas to the Akerman Road Brixton Road south. • Public Transport: Myatts Field North is located in inner London and within walking distance of public transport and therefore has a poor to moderate PTAL rating. Brixton Road and Camberwell New Road are the main transport corridors serving the area and include a number of local services and facilities. The Lambeth Cycle Network runs directly adjacent to Myatts Field North, Myatt’s Field North providing good cycle access to the wider area. These help to promote more sustainable modes of transport for its residents. However, much more could be done to increase its sustainability by improving accessibility through the design and layout of development and promotion of walking, cycling, car sharing and Mostyn Road Cowley Estate provision of more local services and facilities. Figure 3.6: Walking Distances • Traffic Management: Traffic movements through the Estate are limited. Akerman, Patmos and Mostyn Roads are used as rat-runs and carry fast-moving traffic, which creates an unpleasant pedestrian environment in the area. • Pedestrian and Cycle Routes: Pedestrian movements are for the majority of cases segregated, poorly overlooked and create unsafe routes. • Parking: Within the Estate car parking is generally on-site and the existing undercroft parking is not utilised given the concerns about safety.
• Street Trees: There are few street trees within the Estate roads. Vehicular access to estate from Cancel Road Cromwell Road
Segregated alleyway Pedestrian desire line from Mostyn Road
Home zone improvement within the site Raised alley lead to housing entrances Figure 3.7: Photos of the Estate in relation to access and movement 20 myatts field north 3.0 analysis
3.4 land use & density NTS N Crowncopyright. L.B. Lambeth 100019338 -2005 N 1. Proposed childrens centre 3.4.1 Existing Uses 2. Mostyn Road Methodist Church 3. Charles Edward Brooke Lower School 0 10 20 30 40 60 m Residential 12 4. Lothian Christian Centre 11 5. Charles Edward Brooke Upper school 13 Vassal Road 6. Myatts Field Health Centre Myatts Field North is dominated by residential development and in addition to the 7. Temporary Council offices sheltered units in Patmos Lodge comprises of 477 residential units, of which 92 are 8. Community Centre 9a. Patmos Elderly Care Supported Housing (vacant) leasehold or freehold and the remainder affordable rented Council stock. There is a 9b. Patmos Sheltered Accommodation lack of mix of housing tenures and private accommodation. 10. Christchurch C+E Primary School 11. St. John the Divine Community Centre 12. St. John’s Church Of the 477 units, some 200 units (40%) were improved under the Estate Action 14 Patmos Road 9a 13. Vassall Road Community Learning Centre Programme in the 1990’s, and although in good condition externally, little work has 6 14. Vassall Youth Project 9b 15. Primary School been done to improve their interiors. Cancel Road 10 16. Youth Centre The mix of units sizes within the Estate is as follows: 7 5 1-bed 2-bed 3-bed 4-bed Total
166 3 258 6 477
4 The Estate comprises two types of housing stock. Firstly there are the spine blocks, 8 which include deck access to the majority of the properties, large underground
Brixton Brixton Road garages, long unsupervised stairways to large groups of top floor units and external space for a majority of units. Secondly, there are over 80 properties (houses or
Cowley Road bungalows with gardens) arranged along estate roads. These have had envelope works under the Estate Action Programme.
Additional units are provided at the edge of the Estate as part of the Patmos Lodge 15 sheltered accommodation and the currently unused Patmos Elderly Care Home.
The existing net density of development within the Estate is 338 HRH (83 units per Normandy Road 3 hectare). 16 Akerman Road Residential Community and Health Facilities Education
Mixed Use - Residential above shops/offices Within the Estate there are a number of community facilities as follows (see Figure ground floor 3.8): Health Centre
Mostyn Road Community Facilities • Myatts Field North Health Centre on Patmos Road provides for local health care 1 Office services (and includes a Pharmacy). This is currently proposed for expansion on-
2 Sheltered Accommodation site, or as part of a land swap on a nearby site. Unused elderly care home • A community centre is located within Bramah Green and is used for a range of
Place of Worship uses. It is popular with residents and reprovision will be necessary as part of the
Former public house redevelopment.
Site Boundary These facilities are located throughout the Estate and do not work together to create a focus. Figure 3.8: Existing Land Uses 21 development planning guidelines 3.0 analysis
3.4 land use & density
Education and Child Care Open Space
The former Mostyn Gardens Primary School is now used by Durrand Primary School Mostyn Gardens is the principal open space within the Estate. This provides space for and sits outside the study area. Christchurch C&E is within the study area and is to both organised and informal recreation and includes an existing football pitch near be redeveloped in the future. Both schools currently meet local demands. to the junction of Mostyn Road and Cowley Road.
Charles Edward Brooke Secondary Lower School site is located to the south-east of Play spaces within the estate are generally of poor quality and are in need of repair. the Estate on Cormont Road. The school is currently split between two sites, with Beyond the Estate there are two major green spaces within 15 minutes walk that are the Upper School located on Langton Road. used for organised recreation, Myatts Field Park and Kennington Park. A new child care centre is to be located on Mostyn Road within the previous Brixton Local convenience shops are located 10 minutes walk from the Estate along Brixton Road Children’s Centre building. 3.4.2 Specific Policy Issues Additional capacity to serve new pre and school age pupils arising out of any additional development may be available but further discussions will need to be held Within the Borough there is a presumption in favour of residential development and with Lambeth Education. the Council supports the redevelopment of the majority of Myatts Field North Estate and refurbishment of the remaining parts. The redevelopment proposals should Retail ensure an appropriate mix of housing type, tenure, size, and no loss of affordable The Estate only includes two retail units, a pharmacy, which is associated with housing. the Myatts Field North Health Centre and a small convenience shop. These units Policy 15 of the Replacement UDP requires an appropriate mix, type and size of are located around Foxley Square, which has little visibility and poor access and dwelling units. With respect to affordable housing provision, Policy 16 indicates Mostyn Gardens Primary School consequently trading appears to be marginal. A lack of retail and commercial that the expected level of provision should be 50% of habitable rooms assuming facilities within the area means that residents have to travel beyond the Estate for a subsidy, and 40% where no public subsidy is available (pro-rata), unless it convenience goods. can be demonstrated and independently validated that a scheme would not be Beyond the Estate, ‘local shopping’ is located on Brixton Road (both north and south economically viable unless there is a lower provision, having regard to transport and of the site). There is a neigbhourhood centre on Camberwell New Road. The closest other planning obligations necessary for the scheme to go ahead and the level of major town centre is Brixton. subsidy to the affordable housing proposed. Typically 70% of the affordable should be affordable to people on low incomes and 30% should be intermediate housing Commercial/Office Use and Local Employment (such as shared ownership or key worker).
Business activities located within the Estate offer limited employment opportunities. Government guidance states that new development should create mixed and Health Centre along Patmos Road provides local health services for residents Lambeth has high unemployment rate for Inner London and levels are also high on inclusive communities by providing for a mix of housing types. Non-residential the Estate. activities along key frontages are encouraged.
An office facility used by Lambeth Council is located in temporary accommodation Loss of community facilities will be resisted by the Borough as outlined by Policy 26. in a ‘portakabin’ unit on the carpark adjoining Foxley Square. Given the existing density of the Estate, and in light of strategic policy guidance The Tenants Management Organisation (TMO) is located within Foxley Square in in relation to higher-density development in urban settings supported by public a former shop unit, which was previously used as the Council’s Housing Office. It transport, there is scope to increase the density from the current 338 HRH. is anticipated that new facilities will be provided as part of redevelopment of the This potential needs to be realised as part of a comprehensive strategy, which Estate. successfully addresses all relevant design and amenity standards. The Estate is dominated by residential use, however it does not provide for a range of unit sizes Figure 3.9: Photos of existing land uses within the Estate 22 myatts field north 3.0 analysis
3.4 land use & density
3.4.3 Key Land Use and Density Issues
• Residential - In the regeneration of the area, national, regional and local policy seeks to build a more mixed and balanced community and increase the level of both private and affordable housing. • Community and Health Facilities - The Estate includes some provision of community facilities. However, they are poorly located and difficult to access. The are also of poor quality. The Myatts Field North Health Centre is in need of expansion. Various options are being considered including on-site and as part of Community Learning Centre in Vassall Road land swap on a site nearby. • Education and Child Care - There are a range of schools within the area. Additional school places will be necessary as a result of any development. It is understood that there may be sufficient capacity for additional school age pupils within the local area. • Retail - The Estate includes poor quality local shops and residents need to travel to neighbouring centres for basic conveniences. • Commercial Uses and Local Employment - The Estate provides limited job opportunities for either its residents or the wider community. It is considered
St. John Church that there is the opportunity as part of a more defined neighbourhood centre to encourage businesses and space for more local services. In addition, live/work units may be appropriate in creating more active ground floor uses at key nodes. • Leisure and Recreation Facilities - There is a reasonable provision of recreational and play spaces, but they are poorly overlooked, not user friendly, are generally unattractive and include poor quality play equipment. New facilities, and in particular a new football pitch and easily accessible childrens play spaces will be necessary. This is discussed in greater detail under the ‘Open Space and Public Realm’ Analysis Section.
Local shops along Elliot Road are poorly located and • Density - The current density of development within the Estate of 338 HRH allows fail to meet local needs the opportunity to introduce more intensive development within the context of current local and London policy without compromising the living environment of existing residents.
Patmos Lodge along Cancell Road provides local care for the elderly
23 development planning guidelines 3.0 analysis
3.5 building condition & character NTS N 3.5.1 Assessment of Building Condition N Crowncopyright. L.B. Lambeth 100019338 -2005 Former elderly care home is in poor condition and Vassal Road is currently unused The condition of the existing housing stock has been surveyed by Lambeth Housing. 0 10 20 30 40 60 m A report was produced for each of the block exterior and each building accessed.
The condition of the existing housing stock is very polarised. The properties that have had Estate Action investment (about 40%) are in good condition externally. Foxley Square housing is of good quality and The results of a survey carried out for the PFI Bid confirmed that the envelope some townscape value and security works carried out were successful in securing a significant further life Patmos Road for these dwellings. However, some further work is required to the exteriors, with Cancel Road repairs mainly required to rendered walls and windows. Within the buildings not Refurbished housing in much work has been done in recent years and a significant amount of upgrading Cromwell Road good condition but with exposed rear boundary would be needed to bring them up to ‘Decent Homes’ standards. This work would to the public realm predominantly involve the replacement of kitchens, bathrooms and rewiring of Hammelton Green Refurbished Spine electrical installations. In addition, repairs would be required to heating installations Block has improved Unrefurbished Spine external condition of the as well as a certain amount of work in repairs to doors, plasterwork and joinery. Blocks are of poor Fairbairn building and resulted in quality, have a number Green improved overlooking & of maintenance streetscape character Survey work has indicated that the spine blocks, which did not benefit from this problems & their Eythorne Road retention would not investment are suffering from a diverse range of problems, which give rise to high enable improvements to Bramah be made to the layout of Green the Estate maintenance costs. In addition, it has become evident through work undertaken Cowley Road by Lambeth Housing that the rehabilitation of many of the properties, which were
Brixton Brixton Road not improved under Estate Action funding would not solve many of the most Refurbishment has not significantly improved serious problems experienced by residents of the Estate and that they should be the quality of buildings along Eythorne Road redeveloped.
Normandy Road
As part of the preparation of this document abroad assessment of the condition of Place Fountain Refurbished housing in the existing buildings, in terms of the external appearance and condition, along with good condition but with exposed rear boundary Pavilion building in very Akerman Road the contribution they make to the townscape has been undertaken. This assessment poor condition to the public realm has been based on site visits, review of relevant background documents and discussions with officers. This assessment has not involved internal access into any of the buildings and no technical or specialist information has been commissioned.
Mostyn Road 3.5.2 Existing Buildings
As part of the production of these DPG’s five categorises of building condition have
been identified. These set out those blocks that should be redeveloped and those Unrefurbished Block - Poor condition that should ideally be retained. Part Refurbished Block - Further work necessary
Refurbished Block - Good condition Unrefurbished Blocks - Poor Condition Refurbished Block - Barrier to development The unrefurbished blocks principally comprise the two spine blocks Crawshay and Historic Building Treherne. Both blocks are in poor condition and have a number of maintenance Site boundary Figure 3.10: Existing Condition of Buildings Within Myatts Field North Estate 24 myatts field north 3.0 analysis
3.5 building condition & character
problems. They are inefficient in energy terms. Their refurbishment would not allow for Gardens. Redevelopment and relocation of these would bring significant significant changes to be made to the layout of the Estate and fundamentally improve benefits to the overall layout and accessibility of the area. the area.
The former Patmos Elderly Care Home is currently vacant and is being considered for 3.5.3 Specific Policy Issues redevelopment by LB Lambeth Adult and Community Services. The Council supports the redevelopment of most of Myatts Field North Estate Part Refurbished Blocks - Further Work Necessary and the refurbishment of the remaining parts.
Patmos Lodge Sheltered Accommodation has had limited improvements to the external Under the Revised Deposit UDP Policy 32b sustainable design and construction Unrefurbished spine block & adjoining houses are envelope and needs considerable additional expenditure to bring it up to standard. principles should be incorporated into development proposals. Policy 32a of of poor quality and result in an unsafe pedestrian environment the Revised Deposit UDP requires that all major developments are required to Refurbished Blocks - Good Condition incorporate equipment for renewable power generation so as to provide at least Carlton Court spine block has been refurbished and reconfigured. This has involved the 10% of their predicted energy requirements. This is in line with the London Plan removal of the undercroft parking and creation of a new ‘Home Zone’ street. Garages renewable energy requirements. have been introduced at street levels, front doors also open directly onto the street. New balconies encourage natural surveillance. The refurbishment is considered to be 3.5.4 Key Issues successful by residents and to make a positive contribution to the townscape quality. Although refurbishment along these lines is not prohibitively expensive to undertake, it • Demolition - Much of the estate is unrefurbished and redevelopment would does not solve a number of the design problems associated with the blocks such as noise allow for extensive reorganisation of the estate in line with best practice. transmission, isolated fourth floors, along with the overall layout problems. The new development should integrate a number of refurbished blocks and Refurbished bungalows are badly located to facilitate seek to resolve outstanding issues. comprehensive redevelopment The dwellings fronting the southern side of Cromwell Road have also been refurbished. • Sustainable Construction - The existing buildings are highly unsustainable. They now include garages and front doors accessed directly from the street. These Currently many of the blocks consume significant amounts of energy due to properties are in reasonable condition and have resulted in some improvement to the poor or non-existent insulation. Many of them also have plumbing problems streetscape quality of Cromwell Road. However, these properties have exposed rear that result in water wastage. Redevelopment provides the opportunity to boundaries onto public open space, which results in poor overlooking of the public promote best practice sustainable construction and energy use. In both realm and potential safety issues. new and refurbished development, compliance with Part L of the Building Part of Fountain Place, specifically those dwellings fronting onto Mostyn Gardens have Regulations will be necessary, which will require minimum requirements for also been refurbished. Although these properties are in good condition, they have energy efficiency. Significant improvements will also be expected beyond exposed rear boundaries. these standards. Refurbished Home Zone has resulted in improvements • Architectural Character - The redevelopment of the Estate provides the to the exterior quality of the buildings and the overall Foxley Square housing has been refurbished is of reasonable quality and is accessed from quality of and overlooking of the street opportunity to create new architecture which can introduce new character Cromwell Road and Foxley Square. The landscaped square has also been enhanced and and diversity to the area that sits well with its contextt and create buildings forms the key access for the few shops/services located at ground floor. The square does Figure 3.11: Photos of Existing of that are robust and easily maintained. Buildings Within Myatts Field North not possess any particularly strong townscape characteristics and the dual-face of the Estate buildings adjoining it and a lack of permeability are problematic.
Refurbished Blocks - Barrier to Development
The Eythorne Road dwellings have been refurbished. However, they have very exposed rear boundaries and act as a barrier, or wall between Myatts Field North and Mostyn
25 development planning guidelines 3.0 analysis
3.6 public realm & open space
3.6.1 Existing Open Spaces community centre. The space is well used by residents and has a greater sense of enclosure than the majority of the spaces within the Estate. There are a range of public open spaces and amenity areas, as follows: Private Gardens Public Open Space A number of the bungalows and flats within the Estate have private gardens or patio Mostyn Gardens - This is the principal open space within the Estate. The space was areas. These appear important to residents, although some are in poor condition. originally intended for further phases of Council housing and it has never been Many are enclosed by tall wooden fences. As a number of these spaces are located specifically designed as a public space. It is dominated by grassed mounds, which at the rear of the units and adjacent to public open spaces it creates weak building create a visual and physical barrier between Myatts Field North and the wider area. edges and poor overlooking. It is generally considered to be unsafe and of poor quality. The existing football Dan Leno Garden is a gated landscaped amenity space Undulating landscaped spaces surround the estate and located along Patmos Road serve no particular role pitch is an important facility for the wider community. Previously there was an Other Spaces adventure playground and games court in the southwest corner of the park, but Unused Site - There is an overgrown site located on the corner of Patmos Road/ this area is abandoned and recently cleared on safety grounds. This creates a poor Akerman Road which is currently fenced off. It was formerly the site of prefabs and quality ‘gateway’ into the area. There are a significant number of mature trees, does not have a specific use at this time. Once again it does not create an attractive which as discussed below and are worthy of retention, where possible. Mostyn entrance into Cromwell Road. Gardens has an area of approximately 35,372sqm. Public Realm Hammelton Green - This is an underused space on the corner of Akerman Road and Patmos Road. Foxley Square contains a number of trees and these combined with some hard landscaping treatment of the public square helps to create a specific character for Olive Morris Garden - This garden includes some well established trees and a Olive Morris Garden Playground is popular with Cowley Road includes a number of well established this area. However, because of poor access routes through and the quality of the residents and should be reprovided trees popular childrens playground. It is bound by the backs of the residential units along surrounding buildings it does not succeed in creating a high quality public realm. Cromwell Road and Carlton Court so is not well overlooked. Hammelton Green and Olive Morris Garden combined have an area of approximately 4,357sqm. There are a significant number of mature trees bordering Akerman Road which create a green corridor adjoining the site. However, generally the public realm is of Dan Leno Garden - This is a gated landscape garden on the corner of Patmos poor quality. Road and Frederick Crescent. It contains a number of mature trees and is used by residents of the Foxley Square development. Wider Context
Areas Adjoining Akerman Road - This includes the space adjoining the Charles In the wider context, to the south east of the Estate is Myatts Field Park, which Edward Brooke Lower School site, and is essentially an undefined leftover space, includes playing fields, tennis courts and a playground. This is a popular park and which includes a number of well-established mature trees. It is 4,498sqm in area. undergoing refurbishment, which has been part funded by the Heritage Lottery Previous site of adventure playground at the corner of Unkept space adjoining Patmos Road formerly prefabs, Mostyn Road/Cowley Road which is fenced off and unused Fund. There is a public desire for Myatts Field Park and the new park to complement On the western side of Akerman Road is a further undefined leftover space, which each other through potentially providing more sports/play facilities and greater also includes a number of established trees. It is 1,739sqm in area. pedestrian links with surrounding open spaces. To the north of Camberwell New The total public open space provision equates to approximately 46,970sqm. Road is Kennington Park, which includes a number of playing fields.
Local Amenity Space Tree Survey
Fairbairn Green - This is located centrally within the Estate, has no specific role and A tree status report has been undertaken by Levitt Bernstein on behalf of the LB is dominated by car parking. It is approximately 1,822sqm. Lambeth and includes an initial overview of the overall condition of the existing trees in the principal open areas of the Estate. Bramah Green - This is also located centrally within the Estate and separates the two Public realm in front of local shops in Elliot Road is of Fairbairn Green, located centrally within the Estate has no specific role and is dominated by cars unrefurbished spine blocks. Adjoining the Green is a small childrens play space and The findings of this report are included in Appendix 3 of this Document. The aim of limited quality Figure 3.12: Photos of the Exisiting Public Realm and Open Space 26 myatts field north 3.0 analysis
3.6 public realm & open space NTS N N Crowncopyright. L.B. Lambeth 100019338 -2005 this report was to identify any trees or groups of trees that should be protected and retained as part of future redevelopment of the Estate. Trees have been classified 0 10 20 30 40 60 m under three categories, as follows:
Gated landscaped garden - Trees with no significant defects, big, mature trees of good form, either with mature trees and amenity space individually or as part of a group and that has a long life expectancy.
Dan Leno Garden - Reasonably good trees, but with significant defects, including an unbalanced shape and a limited life expectancy of less than approximately 30 years. - Trees which are not suitable for retention individually, have significant defects, Mature trees improve the enclosure of the or are of poor quality. street and provide a high Foxley Square quality environment Vacant land which is fenced off and Those trees that are recommended for retention as part of the current proposals are unmaintained provides a Cromwell Road poor impression/gateway outlined in Figure 3.13. into area
Olive Morris Play area recently 3.6.2 Specific Policy Issues Garden refurbished but still Play area in poor Hammelton in poor condition and condition and isolated Green lacking of passive surveillance Under the Revised Deposit UDP (Policy 45) there is a presumption against the loss of existing open space. Specifically in relation to Myatts Field North, as a result of Fairbairn Eythorne Road Green the designation of the Estate as a major development opportunity, the Council have indicated that some loss of open space may be permitted provided the extent of Kickabout Area Bramah Key estate open spaces Green loss is kept to a minimum, is compensated for through improvements to the quality are located to the rear of of the remaining open space and is supported through a community-led master residential blocks so are Mostyn poorly integrated to the Gardens development and poorly planning exercise. In addition, replacement pitches should be provided as part of overlooked the redevelopment. Loss of public open space should be minimised through the Landscape mounds are a physical barrier to use of peripheral redevelopment sites such as those on the south of Akerman Road. integration and difficult Myatts Fields
for play activity Park Redevelopment should also recreate Melbourne Square, a protected London Square. Fountain Place Fountain Mature trees along Akerman Road provides 3.6.3 Key Open Space & Public Realm Issues a green environment
Games • Public Open Space - The majority of the existing public open spaces (ie. Mostyn Court Mostyn Parks Regeneration Area (RDUDP Designatio) Gardens Gardens/Hammelton Green) are poorly overlooked, lack specific roles and are Football pitch in Park (RDUDP Designation) reasonable condition and minimally maintained. The residents of Myatts Field North see that the provision well used Historic Park & Garden Adventure of a new high quality park is a major priority. Unmaintained area of Playground Housing amenity space open space provides a poor impression of the Private gardens • Play Facilities - Existing play spaces lack quality and do not meet the needs of estate Vacant land different age group requirements. Foxley Square key hard landscaped public • Public Realm - The existing public realm is of poor quality as a result of square Dedicated play area unconnected street network and layout of the existing blocks. Boundary Trees recommended for retention (approximate treatments are of poor quality or nonexistent. location) Other existing trees (approximate location) • Trees - There are a number of mature trees, particularly around the periphery Landscape mounds of the site that should be retained as part of redevelopment where possible, Site boundary although it is understood that the varying topography will sometimes mean that Figure 3.13: Existing Public Realm and Open Space (partly taken from Revised Deposit UDP Proposals Map) this is not possible. 27 development planning guidelines 3.0 analysis
3.7 scale & character NTS N 3.7.1 Existing Situation Crowncopyright. L.B. Lambeth 100019338 -2005 N The church spire is a highly visible townscape element Existing Building Heights 0 10 20 30 40 60 m
The predominant building height within the Estate is between 2 and 5 storeys. The housing along Eythorne Road is an exception at 1 storey.
The spine blocks vary in height from 2 to 5 storeys with the western block generally lower. The lowered walkways in the refurbished blocks give the impression that they are taller than the refurbished ones. Single storey bungalows along Eythorne Road
Within the wider context the predominate building heights for the neighbouring Taller buildings are located in the areas is between 2 and 6 storeys. Silverburn House, located on the corner of Tindal middle of the estate Street and Patmos Road is approximately 10-12 storeys high and St John’s Church is Low rise housing 11 storeys residential is hidden behind tower has a poor the equivalent of 8-12 residential storeys. No other tall buildings are located in the undulating relation with the landscape open space at vicinity. ground floor
Townscape Character and Identity
The Myatts Field North Estate does not have a particularly positive identity or character. It consists of a series of simply ordered residential blocks that are set within a public realm that lacks definition or function. Refurbishment has resulted in 3 storey housing alongside Mostyn Gardens 1 storey some improvement to the built form, however it has not had a significant impact on 2 storeys the overall layout of the Estate. 3 storeys The Estate does include an interesting skyline, as a result of the varying building 4 storeys heights and rooflines. In addition, the buildings themselves incorporate a range of 5 storeys More than 6 storeys building materials, which results in differing characters for a number of the building Site boundary types. Once again the overall layout of these blocks and poor quality routes where (N.b. Residential storey height equivalent cars and pedestrians are separated through the Estate result in a poor quality environment. Figure 3.14: Existing Building Heights
There are a small number of distinct buildings within the wider area, such as locally 4 storey housing as part of refurbished Home Zone listed buildings and St Johns Church, which has a spire that can be seen from several street points in the townscape. These make a positive contribution to the area.
The wider context falls within a number of different ‘character areas’. Each of these areas have a semi-coherent character as a result of a similar range of uses, shared characteristics of layout (urban grain), similar building heights and types and very often include buildings of a similar age. These are outlined in the following pages.
These areas have varying characteristics, some of which are of townscape interest and might be appropriate to influence the redevelopment of the Estate in some way. Key points are set out in FIgures 3.19 to 3.20. 11 storey tower along Patmos Road Figure 3.15: Existing Building Heights 28 myatts field north 3.0 analysis
NTS 3.7 scale & character N Crowncopyright. L.B. Lambeth 100019338 -2005 N 3.7.2 Specific Policy Issues 3.7.3 Key Scale & Character Issues
0 10 20 30 40 60 m 11 Policy 32 of the Revised Deposit UDP indicates that the primary consideration in • Building Heights - The majority of the estate is of a medium scale and between 10 determining appropriate density and scale of new residential development will 1 - 5 storeys in height, with taller elements located towards the centre. The be achieving an appropriate urban design which makes efficient use of land and predominate building heights for the neighbouring areas is between 2 and 6 5 meets the amenity needs of existing and new residents. Buildings should be of a storeys. Given the relatively low scale of surrounding townscape and the height scale, massing and height that is appropriate to their site characteristics, setting, of the buildings to be retained, careful consideration should be given to the scale 3 4 6 civic function/importance and location in the townscape. However, in all cases, and height of proposed development. development should not unacceptably overbear on surrounding development or 2 • Townscape Character and Identity - Given the existing character of the 7 harm residential amenity. Estate and a general lack of coherence within the wider townscape setting, 1 redevelopment of the Estate should create a new, distinctive identity that is With respect to Policy 32 Myatts Field North is considered to have a PTAL rating based on a clear hierarchy of streets and spaces, and high quality public realm of ‘Poor’ to ‘Moderate’ (given it falls in a urban setting with a low car parking and architectural concept. In addition, in order to create locally distinctive areas, 3 9 provision). A density of 350-450 HRH is indicated as being acceptable in principle. which also take into consideration the character of any retained buildings, careful Any increase in density needs to be realised as part of a comprehensive framework, consideration needs to be given to both the design of the public realm and which successfully addresses all relevant design and amenity standards. landmark buildings. St. John’s Church tower is a recognisable landmark in the wider townscape and should be taken into consideration in the creation of new Under revised Deposit UDP Policy 37 tall buildings (over 30 metres) can have 8 routes and vistas. regeneration benefits on a limited number of sites. However, there is no specific policy support for tall buildings on this site. The area and surrounding Figure 3.16: Exisiting Character Areas 1. Eythorne Road bungalows neighbourhoods are of a varied character as outlined above. Therefore, any tall 2. Spine Blocks building proposals need to be weighed up against a number of other factors, as 3. Estate edges follows: 4. Home Zone / Carlton Court 5. Mixed-use hub • The Estate is not of Borough or London-wide strategic importance; 6. Cowley estate • There is no clear reason to announce itself on the skyline; and 7. Brixton Road & environs 8. Myatts Field South • New tall elements would not form part of nor would they reinforce an already 9. Myatt’s Field Park & environs established cluster of tall buildings. 10. Patmos Estate 11. Vassall Road & environs In addition, tall buildings should not be located where they would harm the character, or setting of conservation areas, listed buildings or strategic or local views.
29 development planning guidelines
3.0 analysis Figure 3.17 Key Characteristics: Figure 3.18 Key Characteristics: 1. Eythorne Road Bungalows • Incoherent environment 2. Spine Blocks • Poor pedestrian environment
3.7 scale & character • Mix of backs and fronts • Lack of legibility
• Simple low buildings • Mix of backs and fronts
• Suburban feel • Blank edges and dead-ends • Consistent built edge
Figure 3.19 Key Characteristics: Figure 3.20 Key Characteristics: Figure 3.21 Key Characteristics:
3. Estate Edges • Simple ‘broken up’ built form 4. Home Zone / Carlton Court • Simple reordered ‘street’ 5. Mixed-use Hub • Lack of legibility
• Distinctive mono-pitched roof • Clearer front and back arrangement • Poor quality public realm (except forms • Gables and monopitch Foxley Square)
• Use of gables • Lively facade (to refurbished spine • Simple built forms • Monontous public realm block) • Some high quality trees
• Mixed up fronts and backs • Simple palette of materials
• Coherent use of materials • Little sense of distinctiveness
• Well-ordered elevations • Well ordered elevations
• Stepped frontages • Sense of rhythm along the street
30 myatts field north
Figure 3.22 Key Characteristics: Figure 3.23 Key Characteristics: 3.0 analysis
6. Brixton Road and Environs • Major ‘urban’ road with grand scale 7. Cowley Estate • Strongly aligned parallel and buildings perpendicular blocks 3.7 scale & character
• Consistent edge to pavement and • Create little street frontage Figure 3.24 Key Characteristics: generally also to building line • Characterised by straight central 8. Myatts Field North • Suburban feel • Vertically ordered buildings street • Low rise to balance the horizontal built • Monotonous blocks of varying edge • Lots of open space with no purpose environment and quality • Consistent building character • Buildings set back from the street • Strong sense of repetition • Variety of ages but predominantly early Victorian
Figure 3.25 Key Characteristics: Figure 3.26 Key Characteristics: Figure 3.27 Key Characteristics: Patmos Estate Myatts Fields Park and Environs • Strong Victorian and Georgian • Mostly 1980’s and 1990’s terraced Vassall Road and Environs • Formal streets of 18th century character properties terraces and villas
• Variety of building styles • Semi-urban feel • Strong boundary treatment and
• Focused around the park • Simple buildings and materials generous separation from pavement
• High quality materials and detailing • Little definition and few landmarks • Street trees define formal areas
• Use of bays and repeated features • Good separation of public and • Well articulated and proportioned private realm buildings • Gables used well • Use of grouped streets and trees • Dark brick with white features • ‘Urban’ scale
31 development planning guidelines 3.0 analysis
3.8 urban design analysis
3.8.1 Existing Situation Road and Brixton Road including to local bus routes. However, the Estate’s internal road layout is extremely poor with a lack of permeability and legibility, both in Urban design is a key factor in establishing an integrated and well connected relation to vehicles, pedestrians and cyclists. Routes are poorly overlooked, illegible environment for the Myatts Field North Estate and will assist in delivering new and many are unconnected resulting in dead ends. development that will meet the housing needs of the future in a sustainable and high quality manner. An analysis of the Estate has been carried out using urban Legibility - A Place that has a Clear Image and is Easy to Understand design objectives included in ‘By Design’. The Estate fails to integrate surrounding development, is monolithic and therefore Character - A Place With its Own Identity creates an illegible place. As is evident from earlier refurbishment works the layout limits the success of any improvements to the quality of the buildings on the wider Myatts Field North lacks a positive identity or character and has a feel of an ‘estate’. Akerman Road is noisy and carries heavy traffic Brixton Road is the key north/south link road environment and hence its ability to be adaptable. flows and is physical barrier to movement It consists of a series of residential blocks that are set within a public realm that lacks definition or function. There are limited entry points or gateways into the Diversity - A Place with Variety and Choice Estate and these are not announced clearly to visitors. Although there is some level The Estate and the neighbouring areas are dominated by residential uses. Although of activity adjoining the health centre/pharmacy in Foxley Square this area has poor there are some leasehold properties within the Estate, it is largely Council rented access and does not create a strong neighbourhood centre or focus. accommodation. There is some range in the building types however, there are Continuity and Enclosure - A Place where Public and Private Spaces are Clearly predominantly 1 and 3 bed units. There are a number of schools and community Distinguished facilities in the area, but limited retail or employment uses.
The Estate suffers from poor continuity and enclosure largely due to the layout of Sustainability - A Place that Minimises the Uses of Resources St. John Church tower is a prominent feature in the Cowley Estate acts as a physical barrier to movement the Estate and the fact that the buildings have no clear relationship with the street. The Estate is developed to a density of 83 units per hectare (338 habitable rooms townscape between the Estate and Brixton Road Buildings are often setback from the street and lack proper frontages. Public and per hectare). Although this is broadly in line with current government guidance it private spaces are undefined and fronts and backs are mixed up. This makes the does not result in the most efficient use of the land. An increase in the amount of Estate insecure and unfriendly to live in or pass through. development would help to support local services and the use of public open spaces. Quality of the Public Realm - A Place with Attractive and Successful Outdoor In order to encourage more people to access public transport facilities, it will be Areas necessary to provide greater connectivity with the surrounding road network.
Throughout the Estate the public realm is poor. Akerman Road is dominated by The blocks are currently very energy inefficient and redevelopment will enable traffic and is poorly overlooked resulting in a poor environment. promotion of best practice sustainable construction methods and ongoing energy use. Much of the open space is designated as amenity land but is effectively left over Landscape mounds within Mostyn Gardens create Public realm facing onto rear gardens creates poor space and serves no particular role. There is a major deficiency of high quality open 3.8.2 Key Policy Issues both a physical and visual barrier surveillance spaces and play and sports facilities. The majority of the spaces are not overlooked and insecure at the backs of the residential development. Mostyn Gardens is Policy 31 of the Revised Deposit UDP specifically states that development should dominated by landscaped mounds that create unsafe pedestrian routes through the retain or contribute to the fine grain and contain a connected series of streets, space. Fairbairn Green is dominated by cars. blocks and spaces. With respect to buildings they should:
The Estate benefits from a large number of well-established trees, many of them are • Define the highways; mature. • Address streets with their frontages and entrances; • Relate heights to street widths and enclosure of streets; Ease of Movement - A Place that is Easy to Get to and Move Through • Maintain continuous building lines; and Housing Office has a detrimental impact on the Raised segregated internal alleyway create unsafe The major roads located adjacent to the Estate and in particular Mostyn Road, • Turn corners and create views and vistas. townscape quality and unattractive pedestrian routes Akerman Road and Patmos Road provide good access from both Camberwell New Figure 3.28: Photos highlighting key urban design issues within the estate 32 myatts field north 3.0 analysis
NTS 3.8 urban design analysis N Crowncopyright. L.B. Lambeth 100019338 -2005 N Layout of development should: St. John’s 0 10 20 30 40 60 m church The church spire is a • Promote community safety, having regard to ‘Secure by Design’; highly visible townscape element • Provide any surface level parking in view of properties;
Vassall Road • Be designed around movement by foot, cycle and public transport; and
• Have efficient internal circulation as well as integrating with existing road networks in a convenient manner.
Mature trees improve the enclosure of the Patmos Road street and provide a high The poor definition of quality environment boundary treatment 3.8.3 Key Urban Design Issues makes Foxley Square a poor quality public space Christchurch C+E • Barriers to Movement - Cowley Estate creates a physical barrier for movement Primary School 11 storeys residential tower has a poor relation between the Estate and Brixton Road (local bus stops and shops). Akerman Road with the open space at ground floor (dual carriageway) and the rear boundary of Charles Edward Brooke School creates Cowley Olive Morris Estate Garden Refurbished Spine a physical barrier with the historic Myatts Fields Park. Green mounds within Hammelton Block has improved Green external condition of the Mostyn Gardens create a physical and visual barriers to movement. building and resulted in improved overlooking & Fairbairn streetscape character • Lack of Landmarks - There are a lack of local landmarks within the surrounding Green townscape and community or public buildings do not stand out. Bramah Akerman Road and its boundary wall act as Green a physical barrier to • Lack of Accessibility and Poorly Overlooked Routes - There are strong pedestrian integration of the estate to Myatts Fields Park desire lines and routes in the south western corner of Mostyn Gardens. However,
Brixton Brixton Road Cowley Road generally key routes are poorly defined by rear gardens and backs of buildings Boundary wall Cowley Estate acts as a physical barrier for and these are perceived to be unsafe due to a lack of overlooking. Raised internal pedestrians accessing Poor pedestrian environment Brixton Road bus stops & Mostyn pedestrian alleyways creates isolated, poor quality routes that are also unsafe. local shops Gardens Lack of physical connection Rear gardens facing onto public realm The existing Home Zone introduces a more traditional streetscape, which is more Strong building frontage successful. Key destination / Brixton Road • Mixed up Fronts and Backs - Stronger building frontages exist to the north and Charles Edward Brooke School Key destination / Myatts Fields Park east of the Estate than the remainder where backs and fronts are generally mixed Akerman Road Myatts Field Poor located community buildings up. Green edges exist to the west and south of the Estate and are combined with Park Landscape mounds are weak frontages to key routes and spaces. a physical barrier to Mostyn * Office integration and difficult Gardens for play activity * * Weak building frontage • Undefined Focal Points - Key community buildings are poorly located away from * with no building entrances Building set back from street main routes and are located within poor quality spaces that do not have a strong Segregated pedestrian route role in the local townscape. Mostyn Road Key pedestrian links • Low Scale of Development - The majority of the estate is of medium rise scale of Home zone 1-5 storeys. Beyond the estate buildings heights are on average 2-6 storeys. Local focus area • Lack of Character and Identity - Given a range of architectural style and building Positive area landmark types there is no dominant townscape character. * Negative area landmark • Significant Number of Established Trees - There are a significant number of well- * Landscape mounds Site boundary established trees within the public open spaces that should be retained, where possible. Figure 3.29: Urban Design Analysis of the Existing Estate * * 33
* ** * ** development planning guidelines
34 myatts field north
4: development guidelines development planning guidelines myatts field north 4.0 development guidelines
4.1 vision & development objectives
THE VISION FOR MYATTS FIELD NORTH 4.1.1 The Vision • Provision of high quality public realm. The vision for the redevelopment of Myatts Field North (Figure 4.1) represents a summary Scale and Density of Development (Section 4.5): A new high quality neighbourhood that of the clear ambitions for the area that have been developed over time. This vision has • Development at an appropriate scale and density for both the residents on the site, been derived from: the new residents and the wider area. is fully integrated into the surrounding • Background analysis of the Estate (see Section 3); • An increased density of development (additional new homes) that is supported by a more user friendly layout. area based on traditional street patterns • Community and stakeholder consultation over a number of years; and a hierarchy of public open spaces • Emerging PFI proposals; Urban Design (Section 4.6): that are well overlooked, attractive and • Relevant planning policy context; and • Clear definition of public and private spaces. safe, and includes a range of housing • Best practice urban design criteria. • The creation of defensible urban blocks of development. • Creation of a distinctive identity for the area. within a sustainable environment. This vision is in accordance with the Government’s policy guidance on the creation of sustainable communities, as set out in PPS1. • Robust network of streets and spaces with a good level of continuity & enclosure. Sustainability (Section 4.7): 4.1.2 Development Objectives • The creation of a sustainable environment at Myatts Field North.
Following on from the analysis, policy context and key issues identified in Section 3 For each of these broad headings a ‘framework’ is set out in this section of the and to guide the delivery of this vision, a number of development objectives have been DPGs that illustrates and describes the requirements in more detail, and sets out identified, which will apply to any application for development within the DPGs area. specific principles that the redevelopment should achieve. These ‘layers’ are intended The overarching objectives are closely related to resolving the specific problems within as diagrams setting out key physical and social relationships between the various the estate today, and are as follows: requirements and principles. They are produced in a way to allow flexibility for developers and designers to interpret and facilitate a high quality vision for the site. Access and Movement (Section 4.2): • Creation of a new street network and hierarchy, which enables permeability through the area and includes accessible connections to existing public transport routes. 4.1.3 Design Quality • Integration of parking into the design and layout in a safe and convenient way. The quality of the proposals, be it redevelopment, or the integration of existing • New pedestrian and cycle routes that follow desire lines through Myatts Field North refurbished properties will be an important factor for Lambeth in their consideration and that are overlooked and feel safe to use. of any future planning applications. High quality design that deals effectively with the existing problems of the estate and it’s buildings will be required. This should apply Land Use (Section 4.3): to all aspects of the proposals including urban design, architecture, and landscape and • Providing replacement and new homes to meet the needs of the community and public realm design. facilitate the reconfiguration of the estate. • Provision of replacement community facilities. 4.1.4 Development Strategy • An improved mixed use and community focus. The proposals that are brought forward for Myatts Field North will need to be • Provision of a greater diversity of residential tenures and types of housing. comprehensive and well considered if they are to achieve the vision and development Open Space and Public Realm (Section 4.4): objectives for the area. In order to make good use of those units on the estate that have already been refurbished (such as Carlton Court and Cromwell Road), and those • No net loss of open space. that are not considred to be a barrier to redevelopment (such as the bungalows along • A new high quality landscaped park to replace Mostyn Gardens. Eythorne Road), some blocks within the existing estate are likely to be retained and Figure 4.1: The vision for Myatts Field North • Provision of a hierarchy of enhanced public open spaces, which meet the needs of a integrated into the proposals. Careful consideration should be given to which these are range of user groups and contain a range of activities. in order to ensure that the objectives of these DPGs are fully realised. 37 development planning guidelines 4.0 development guidelines
4.2 access & movement NTS N N 4.2.1 Access & Movement Principles Crowncopyright. L.B. Lambeth 100019338 -2005
0 10 20 30 40 60 m In order to overcome the specific movement problems of the estate substantial changes will need to be included in any proposals. A new street network is required
that introduces greater permeability through the area and enables the development Vassal Road of safe routes, which connect with the wider community and key public transport Reconsider one way system of routes. These routes will need to be direct in order to promote greater legibility. Patmos Road within the existing circulation in the area Traffic through the new development needs to be carefully managed in order to Patmos Road facilitate the creation of pedestrian-friendly streets.
Building on the overall development objectives (Section 4.1.2), the following specific
access and movement principles have been identified: Cancel Road
• A clearly defined hierarchy of street types appropriate to their location and function that links key destinations and the wider context. Cromwell Road • A permeable, legible and inclusive network of ‘safe’, direct pedestrian routes Brixton Road along key desire lines, and which connect open spaces and existing public Single sided road with parallel transport routes. Main routes across the new park should be clearly marked, well parking only and gaps for trees lit and provide direct access between Cromwell Road and Melbourne Square / Street downgraded and re- Brixton Road. landscaped to form a home zone high quality edge park • New access points into the site in order to spread movement around the area.
Cowley Road Downgrade Akerman Road to • The downgrading of Akerman Road and other major roads around the edges of single carriageway creating urban character the site (subject to modelling of any impacts of changes proposed). Reconsider junction to discourage fast movements and provide new • Provision of accessible public transport through the area. access to development
• All car parking must be well overlooked and secure. On street car parking will be Akerman Road preferred and on curtilage parking should be minimised. Normandy Road Myatts Fields • Provision of cycle parking for both residents and visitors in secure covered areas. Park • Incorporation of street trees to form avenues and boulevards along key routes. Minimise the impact of cars • If possible, provision of a new green link between the new park and Myatts Field around the square Urban street Park to better integrate the area. Reconsider junction to discourage Access to new development fast movements, reduce impact • Provision of adequate refuse, recycling and servicing facilities. of traffic and provide more space Proposed connector road for pedestrians with high quality landscape Proposed Home Zone Figures 4.2 and 4.3 illustrate the proposed access and movement strategy for Myatts Mostyn Road Myatts Fields Park Field North. These diagrams outline an indicative alignment/relationship between Park routes and critical points of entry/exit. Key street in the surrounding area Courtyard mews Existing junction to be reconfigured
New access points
Site boundary
Figure 4.2: Vehicular Movement Strategy - Illustrating the relationships between the principal streets within the redevelopment 38 myatts field north 4.0 development guidelines
NTS 4.2 access & movement N N Crowncopyright. L.B. Lambeth 100019338 -2005 4.2.2 Creating a Street Hierarchy 0 10 20 30 40 60 m One of the fundamental changes that needs to take place at Myatts Field North is the introduction of a street hierarchy that provides an adequate level of Vassal Road permeability for all users whilst at the same time discouraging rat-running. Street types should be in accordance with local policy and as follows:
Patmos Road • Urban Street - Downgrade Akerman Road (subject to sufficient modelling and impact assessment as part of a Transport Assessment) to a single carriageway in order to create a new ‘urban street’, which encourages slower moving traffic and a pedestrian-friendly environment. Reconfigure the Akerman and Patmos The key nodal point should Cancel Road perform as bookend of the Road junction as a result of the introduction of the narrowing of Akerman pedestrian focus with featured buildings at both ends Road. Consider whether two way traffic can be re-introduced along Patmos Road to improve access. Introduce new pedestrian crossings at regular intervals. As a pedestrian focus Cromwell Cromwell Road Road should be well lit and • Urban Street - Consider reconfiguring the Mostyn Road/Akerman Road junction re landscaped maximising the overlooking from development in order to discourage fast moving traffic and create a more pleasant pedestrian environment. Ensure that the junction design incorporates a pedestrian crossing in an appropriate location.
Brixton Brixton Road • Connector Road - Introduce a new key east/west route through the area that connects Patmos Road to Cowley Road. This route should encourage greatly Key pedestrian link through the park should be well lit and Cowley Road overlooked by development reduced vehicle speeds (20 mph) and be designed to discourage ‘rat-running’. A proposed pedestrian route • Home Zones - Introduce ‘Home Zones’ along all minor roads. These should overlooked by low rise development should physically connect the new development ensure the prioritisation of pedestrians, need not always have footways if with Myatts Fields Park a single surface treatment can be adopted and should incorporate speed restrictions in accordance with national guidance. Key destination/Public transport corridor
Key destination/Myatts Fields Park • Courtyard Mews Streets - These are dead-end courtyard streets that are created Normandy Road Main pedestrian movement for use by residents of the immediate surrounding blocks only. They should be Akerman Road Myatts Fields similar in character to the Home Zones and give priority to pedestrians. They Park Key park route Urban street should not have any non-overlooked routes connecting them to other streets Proposed Home Zone (e.g. alleyways). Park link Park frontage route
Mostyn Road Desired pedestrian link to Myatts Fields Park Existing pedestrian route
Key street surrounding the area
Main activity focus
Key nodal point
Indicative pedestrian crossing location
Site boundary
Figure 4.3: Pedestrian and Cycle Movement Strategy - Illustrating key desire lines and connections and an integrated network. 39 development planning guidelines 4.0 development guidelines
4.3 land use NTS N N 4.3.1 Land Use Principles Crowncopyright. L.B. Lambeth 100019338 -2005
0 10 20 30 40 60 m The existing land use problems within the estate relate to the largely single tenure residential uses and inadequate community and retail uses. In order to overcome these problems and build on the development objectives (Section 4.1.2) the following specific land use principles have been identified:
• Comprehensive reorganisation of land uses across the site to create focused areas of open space and a coherent pattern of other uses, well related to their context. • New or improved local centre that acts as the neighbourhood focus for retail,
mixed-use or community activities. Mixed use development with local shops and small retail above • Provision of replacement community facilities (where lost) that better meet the housing needs of the local community. Possible location of new Health • Adequate school and pre-school provision for new pupils generated by any Centre with ground floor active uses/pharmacy additional residential units. • Where possible, facilitate land swap arrangements with education, health and other providers that would enable improved arrangements and new facilities. Development predominantly • Provision of additional numbers residential units to help support the community made of residential uses and retail uses and a greater diversity of residential tenures and unit types to address the lack of mix. Well connected park provides the recreational needs of local Myatts Fields and wider community with play Park Figure 4.4 illustrates the proposed land use strategy for Myatts Field North. This facilities and is a possible location diagram outlines indicative locations for different land uses based on the proposed for the new community centre strategy for redeveloping the area. Open space and public realm principles are covered in Section 4.4.
4.3.2 Mixed Use Focus
The analysis in Section 3 sets out that Foxley Square fails to adequately provide a Predominantly residential uses ‘local centre’ for the estate and that the retail uses are unsustainable in the longer Education term. Many of the reasons for this are unconnected to land use and relate to the lack Mixed uses of visibility and connection of this area. The additional loss of the health centre from Elderly persons residential uses/ around the square would further reduce it’s attractiveness. sheltered housing Park A more clearly defined ‘neighbourhood centre’ is required that should gather together Visual/amenity space a range of facilities and functions. Ideally this centre should be in a highly visible New residential square location to encourage a wide range of users and activities, located along a key route Relocated football pitch and well integrated with urban and public open spaces. Section 5 of these DPG’s sets Play areas out two options for this ‘focus’ of activity, to either: Focus area Potential location of replacement community centre • Option 1 - Creating a new ‘focus’ along Cromwell Road through the introduction Site boundary of new or refurbished (turned round) ground floor retail units, housing office, new health centre, child care/youth facilities and the community centre at, or Figure 4.4: The Land Use Strategy diagram for the area including identifying the broad relationships between the land uses and the surrounding area 40 myatts field north 4.0 development guidelines
4.3 land use
connected to, the western end of this street. Residential uses should be located 4.3.5 Health at upper levels to ensure appropriate ‘urban’ development. This area could also be a suitable location for live/work units or other small scale commercial uses The current health centre and pharmacy is located on the corner of Cromwell Road e.g. offices. and Patmos Road, relates well to Foxley Square and is need of expansion. As part of the redevelopment proposals a land swap arrangement may enable a new Health • Option 2 - Improving the connectiveness and attractiveness of Foxley Square Centre to be relocated elsewhere on the site, is illustrated on figure 4.4. This new and use any new development around it to improve it’s effectiveness. facility would need to be carefully planned and designed as it is in a prominent High quality public realm and landscape design should also be used to reinforce the location. It would need to relate well to the enhanced community focus on Foxley creation of a distinctive identity for this ‘neighbourhood focus’ and to tie together Square/Cromwell Road and other open spaces. Residential development strongly defines streets & edges of parks & other open spaces important streets and spaces. 4.3.6 Residential 4.3.3 Community Facilities The redevelopment of the Estate will primarily be residential and must broaden the The replacement community facility (to the one on Bramah Green that will be lost mix of tenure and unit types across the site, and be of high quality. through the redevelopment) needs to be carefully located so that it is convenient • Existing Affordable/Council Housing - The re-development of the estate should for residents (but not so close that noise creates a problem as it does now) and have reprovide all demolished affordable housing on a like-for-like basis (unit size, a clear relationship/links with the reprovided playing fields/Mostyn Park so that garden etc). changing or management facilities might be included. At least the current floor space and activities should be provided and should ideally be extended to meet • Additional residential development - There is capacity within the estate to Community uses, i.e. health centre, community centre and schools are strategically located along wider community needs and aspirations. provide additional private residential units (see section 4.5). Any new private major routes and vistas housing must provide its share of additional affordable/intermediate (e.g. key 4.3.4 Education worker or shared ownership) housing units in accordance with Lambeth and GLA policy. This requires that the equivalent of 50% of the private habitable The proposed redevelopment will need to ensure that the educational needs of rooms must be provided as affordable/intermediate housing where Housing existing and new residents are adequately provided in the locality in conjunction Corporation Grant is available or 40% where no Grant is available. A reduction with Lambeth Education. At the moment two primary schools and one secondary in this level of provision may be possible by negotiation if a clear economic/ school are located in the area. viability case can be made.
• Christchurch C of E Primary School is located along the northern edge of Myatts • Supported residential uses - Sheltered housing and a currently vacant Field North within the area of these DPG’s and accessed from Cancell Road. elderly care unit are located in Patmos Lodge in the north of the site. Any A broad variety of uses adds to an active and positive urban environment The school has emerging proposals to redevelop their buildings, most likely redevelopment of these or other uses must carefully consider these residents. within their current site. Any redevelopment of the school will need to ensure • Housing arrangement - the redevelopment of the housing should locate a positive relationship with the new park and the development proposals for residential units in the most appropriate manner in accordance with best Myatts Field North and comprise high quality design. practice. Family units, ideally with gardens or access to other amenity space, • Charles Edward Brook Secondary School is located on split sites both to the should be located on the ground or lower floors. Single aspect dwellings should south-east of Myatts Field North. The lower school is located adjacent to Myatts be avoided where possible and should not represent more than 15% of the total. Field Park just to the south of Akerman Road and the upper school is located • Residential Design - There should be no architectural distinction between further north-east. Proposals for redeveloping the school are being developed housing tenures. All homes should meet the Government’s Decent Homes and one of a number of options may be brought forward and facilitated by Standard and be wheelchair accessible in line with Part M of the Building land swap arrangements. Three of the potential re-development options for the Regulations. The mix and floor area of all units should be in accordance with In mixed use development blocks commercial uses are located on the ground floor with residential uses above school site are explored in more detail in section 5 of this document. A key issue Lambeth and GLA standards (SPG 4: Internal layout and Room Sizes). The target that must be given due considered is the proximity between any new housing proportion of wheelchair accessible housing is 10% of all dwelling units. Figure 4.5: Best Practice Photos along Akerman Road and the retained or new school buildings. The scale of both developments may be necessarily limited. 41 development planning guidelines 4.0 development guidelines
4.4 open space & public realm NTS N N 4.4.1 Open Space & Public Realm Principles Crowncopyright. L.B. Lambeth 100019338 -2005
0 10 20 30 40 60 m At present the Estate contains large areas of low quality, and in many cases unuseable open space. In order to improve the situation and meet the needs of the existing and new community, the following specific open space and public realm principles have been Vassal Road identified in order to meet the development objectives (Section 4.1.2):
Patmos Road • No net loss of open space within the development area. This should include
the integration of peripheral open spaces with little quality or function into the Cancel Road redevelopment. • Reorganisation of open space in the area so that it is organised into coherent elements and establishes a hierarchy of spaces with distinctive roles and characters. New trees and vegetation should enhance the quality of the pedestrian focus improving the • Creation of a new park located adjacent to the western edge of the site between walkability within the area Myatts Field North and Cowley Estate. existing mature trees will be retained and integrated within • Creation of a new urban square to reinstate the former Melbourne Square along the new development in order to enhance the quality of the public Cowley Road. Cowley Road should be re realm landscaped retaining the highest quality mature trees to form a • Improved play, sport and recreation facilities. tree’d boulevard with home zone character • Retention of existing high quality trees wherever possible within the area. • Programme of new street and park tree planting. • High quality public realm throughout the streets, squares and spaces of the
Cowley Road development. New play areas are located within Key pedestrian route • Provide all dwellings with appropriate private or communal amenity space or good overlooked open spaces in order to receive passive surveillance access to other local green spaces. and to enrich activity on street Key pedestrian park route Akerman Road Urban street • Provide accessible public open spaces in terms of layout and use of materials. Desired pedestrian link to Myatts Fields Normandy Road Park Figure 4.6 illustrates the proposed open space and public realm strategy for Myatts Myatts Fields Park Field North. This diagram outlines an indicative layout of key open spaces and their Myatts Fields Visual/amenity space relationship with each other and key areas of the site. Park Proposed Park
Brixton Brixton Road New residential square
4.4.2 Rearrangement & Distribution of Open Space Main activity focus Highest quality matured trees retained The redevelopment of the Myatts Field North Estate should not result in a net loss of Other existing trees that may be retained public open space. Additional residential units on the site (up to an overall limit of Mostyn Road Proposed trees 250 additional units) will not require additional open space to be provided but will be Play area covered by the requirement for a substantial increase in quality and activities within the Relocated football pitch spaces in accordance with local requirements. Key nodal point A range of sizes and locations of spaces will need to be provided that serve all of the Existing junction to be landscaped existing and new residents both within the area and the immediate context. An open Courtyard space and public realm strategy covering all of the issues raised in this section must be Site boundary provided as part of any Planning Applications for the site. Figure 4.6: Open Space and Public Realm Strategy for the site including the needs for a variety of spaces and activities 42 myatts field north 4.0 development guidelines
4.4 open space & public realm
4.4.3 New Open Spaces • A replacement football pitch of equivalent size and in accordance with Sport England standards should be located along the western side of the new Mostyn Park so that it The redevelopment of Myatts Field North will require the comprehensive reorganisation can serve residents of both Myatts Fields and the Cowley Estate. Changing facilities of the site and the re-provision of open spaces. This presents an opportunity to ensure and management for this activity must also be provided in a convenient nearby that all the spaces are appropriate for their function, are of a range of scales and location (e.g. the community centre). characters, and are well located and overlooked. The principal spaces should be: • Children’s play areas in accordance with National Playing Field Association (NPFA) • Replacement Park - The provision of a substantial new park at the heart of the area standards. Three play spaces are required in total, two of which would be Local that is well connected to the new street layout and is well overlooked by buildings. Equipped Areas for Play (LEAPs) and one Neighbourhood Equipped Area for Play The space should principally be level and not create hidden areas or spaces that (NEAP). These spaces should be well located for residents across the site and one Streets are to be treated as spaces in their own right and should accommodate pedestrian may become unsafe. This space should include a replacement football pitch and a should be provided as an upgraded Olive Morris Garden. cyclists and cars in a safe and secure manner. The Neighbourhood Equipped Area for Play (NEAP). Pedestrian routes through the park pedestrian environment can be enhanced by home zones and traffic calming measures shall be clearly laid out and well lit if the park is to remain open at night. 4.4.5 Trees and Landscape • Melbourne Square - The reintroduction of Melbourne Square in its previous historical The area currently contains a large number of trees, some of which are of high quality location is a key element of the strategy for the site. This space should be urban in (see Figure 6 & Appendix C). Wherever possible these should be retained and the character and may provide a formal children’s playspace alongside landscaping and development arranged around them. None of them are protected at the current time but seating. It should be well lit and overlooked by adjacent buildings. Lambeth may take steps to do so. A strategy of new tree planting must be implemented • Hammelton Green/Olive Morris Garden - This existing space should be updated in across key parts of the site to create distinctive streets and spaces. Key locations include: a location principally similar to existing. It should be defined by the introduction of a specific use or purpose (i.e. a wilderness garden, bio-diversity park, healthy - The new southern link to the open space from Mostyn Road; A variety of high quality spaces should be integrated into the urban fabric living park) and an Local Equipped Area for Play (LEAP). The space should be well - Along the narrowed Akerman Road; overlooked by adjoining buildings and must relate well to the proposed Healthy - Within the new local centre focal area; and Living Centre which may have a direct secondary entrance or shared activities. - Within the new Mostyn Park, along key routes and edges. • Cromwell Road/Foxley Square - Provide a new high quality urban street or space that functions as the main focus of the area and that includes high quality public realm 4.4.6 Other Issues and robust materials. In addition to the open space and recreation activities across the area, a number of other • Visual amenity space along Akerman Road - The narrowing of Akerman Road will open space functions must be provided: provide additional open space on the northern side that can will contribute a sense Open spaces and public realm should be accessible for all members of the community and be of spaciousness and visual amenity. This will also help to mitigate the loss of the • For all dwellings a garden, a balcony or roof terrace, or access to convenient public pleasant spaces that allow for a variety of activities existing spaces along the southern side of this route for development. This space open space or communal space must be provided. should be well designed and planted so as not to appear ‘left over’. • Front gardens or short privacy strips should be provided for all ground floor residential • Urban Streets and Home Zones - Introduce new street trees where possible in units, particularly where bedrooms are adjacent to the public realm. accordance with Council standards. • Green links should be provided to connect important open spaces. Key locations • High Quality Public Realm - The provision of a new public realm network that include between Mostyn Park and Myatts Field Park and Mostyn Road up to the new incorporates high quality materials, is robust and easy to maintain. A consistent park along the alignment of existing service infrastructure. package of materials and street furniture, appropriate to location and function, • Site levels must encourage easy movement around the development where possible should be clearly established for the site. and carefully integrate existing changes in level.
4.4.4 Play, Sports and Recreation Development overlooks and creates a sense of enclosure to parks and squares A range of facilities are required on the site to meet the needs of residents and other Figure 4.7: Best Practice Photos users. These include both new and replacement facilities, as follows: 43 development planning guidelines 4.0 development guidelines
4.5 scale, density & character NTS N
N Crowncopyright. L.B. Lambeth 100019338 -2005 4.5.1 Scale, Density & Character Principles
In order to establish the requirements for the scale, density and character of 0 10 20 30 40 60 m development the following principles have been identified:
• The height of the redevelopment proposals should generally be in accordance with the current development and its context (3-5 storeys). • The scale and massing of the proposals should give careful consideration to the appearance of the development along key routes and from principal open spaces. • The width of streets and squares should give sufficient consideration to creating well proportioned and appropriately scaled environments. • The net density of the redevelopment (excluding larger open spaces) should be annotation between 350 and 450 habitable rooms per hectare. • New development should have a strong and distinctive character that relates well to it’s context. • The character and appearance of adjacent Conservation Areas and Listed Buildings should be considered within the proposals so that their setting is preserved or enhanced (but not necessarily replicated). drawing title 4.5.2 Scale, Height and Massing
Existing residents of the estate have expressed a strong view that replacement development should not exceed the scale of development on the site at present (5 Maximise potential for a strong storeys) and that it should generally be up to 4 storeys high. built edge overlooking the park and views from dwellings, by the use of taller building elements, upper level setbacks, terraces and A height strategy has been developed (see Figure 4.6) that sets out: balconies
• Generally 2.5-4 storey development across the site; • Taller development (up to 6 storeys) in key locations along Akerman Road, Mostyn Road and Patmos Road (this should exclude new development for existing residents of the estate); • Lower development (2-2.5 storeys) away from the main frontages and open areas of the area within mews courts and less important streets; • Landmark elements throughout the area where development may be 1 storey
higher than the surrounding development in a manner appropriate to the overall 2 to 2.5 storeys design concept; and 2.5 to 4 storeys • A strong scale of development around the park edge to maximise overlooking of 3 to 6 storeys the park and views from dwellings. Stepped levels, terraces and balconies will be Landmark element where 1 additional storey may be appropriate encouraged. 3-4 storey Park edge At generally 3-4 storeys, Myatts Field North is not considered an appropriate location Site boundary for tall buildings (over 30m) given the predominant scale of buildings within the area Figure 4.8: Building Heights Strategy setting out the distribution of areas of different height across the site 44 myatts field north
4.0 development guidelines 4.5 scale, density & character
to be retained, along with those in the wider context.
The scale and massing of the development should follow a coherent strategy and include positive relationships with retained housing blocks. Streets should generally be broadly consistent in height and respond to their location and function.
Strong roof forms can enhance New development should respect residential amenity, including daylight, sunlight street frontages and add to the importance of building groups. and overlooking, including with those residential properties that will be retained/ refurbished as part of the redevelopment and any adjacent land uses or activities (e.g. Charles Edward Brooke School). Balconies are important elements and create additional activity to the street frontage. Any alternative height strategy to that outlined above should be fully justified both in planning policy terms, but also considered as part of a comprehensive townscape and urban design analysis, and the development principles set out in the DPGs.
4.5.3 Density
The existing net density of the Myatts Field North Estate is in the region of 340 habitable rooms per hectare. There is some potential for this to be increased and still deliver the mid-rise development scale envisaged. It should be in accordance with current guidance and UDP standards given the sites central location and accessibility levels, and without have a negative impact on the environment. Cars need to be carefully integrated into the development considering a Courtyards are not only parking courts, but should be communal • Higher density development (towards the top end of the range) should be located spaces that offer a variety of activities. variety of different options, i.e. on-street, parking in courtyards and garages integrated into built form. along Mostyn / Akerman Road and adjoining Melbourne Square. • Lower densities (at the bottom end of the range) should be located within the development parcels and away from the main street frontages. • Although the density of the estate will be considered overall it is also important that the density of each parcel and block is broadly within the density range indicated. N.B Habitable rooms are defined as all separate living rooms and bedrooms, plus kitchens with a floor area of 13 square metres or more. Bathrooms, toilets, cupboards, landings, halls, lobbies and recesses are not included.
4.5.4 Character
The character of the redevelopment proposals will be quite different from the existing estate, principally because of the approach to locating development around a network of streets, spaces and squares. A mix of tenure, unit sizes and types is important and allows for a interesting and varied urban form. A combination of terraces and flats creates the opportunity for landmark The development proposals should consider the character of the immediate and wider buildings at corners and other important locations. context and seek to create a distinctive new area that meets best practice design Figure 4.9: Best Practice Photographs of New Build Residential Schemes standards. 45 development planning guidelines 4.0 development guidelines
4.6 urban design NTS N N 4.6.1 Urban Design Principles Crowncopyright. L.B. Lambeth 100019338 -2005
0 10 20 30 40 60 m Most of the existing problems within the estate relate to poor urban design and building layout. Consequently, high quality urban design is an important principle underpinning the redevelopment of the area. In order that this is achieved, a number of urban design principles have been identified, as follows:
• Creation of a distinctive character and identify, and location of buildings to enable a street address for all residents. • Hierarchy of building frontages appropriate to their location that creates continuity Landmark at the entrance of Cromwell Road should be of special architectural quality in and enclosure along streets and around spaces. order to aid in legibility through the estate • Clearly defined hierarchy of streets and routes throughout the area. Prominent frontages along • Clear definition of the public and private realm and to creation of spaces that are Cromwell Road should form a strong edge with frontal accessible to all in terms of layout and use of materials. entrances to housing in order to create street activity • Creation of a legible network of landmarks, gateway and arrival points with a clear view strategy leading through the area. • Detailed consideration to the approach to the use of materials, detailed design and
interface elements. The park frontages should be continuous and with prominent entrance and fenestration to Figure 4.7 illustrates the ‘urban design strategy’. This diagram outlines the relationship of provide surveillance to the open Views to landmarks green spaces Urban street frontage the urban structure based on the creation of a hierarchy of streets and spaces. Residential square frontage Park frontage 4.6.2 Character and Identity Pedestrian focus frontage Home Zone frontage High quality architectural and urban design is required to encourage a development Desired pedestrian link to Myatts of character and identity that works well with the varied context. Areas of special Fields Park character should focus on the main townscape elements of the proposals, including: School boundary School desire pedestrian link to the Park Myatts Fields • Melbourne Square - This should possess distinctive character in the form of a modern Park Courtyard interpretation of a traditional London square, including prominent entrances, fenced Key nodal point New residential square front gardens overlooking the square and consistent building heights. development should possess a distinctive character with Existing junction to be landscaped prominent entrances and exposed Alternative location of Community • The neighbourhood focus - Either as a re-invigorated Foxley Square or a reconfigured front gardens Centre Cromwell Road. Proposed landmark • The park frontage - Around the edges of the new park and creating a distinctive and Existing landmark
attractive environment. Park • Patmos Road, Akerman Road and Mostyn Road - In prominent locations on key views Key destination/Myatts Fields Park and vistas. Visual/amenity space New residential square 4.6.3 Continuity and Enclosure Main activity focus Estate open space area The strategy for the redevelopment is based on the creation of a network of urban FigureFigure __:4.10: Urban Urban design Design guideline Strategy for the are illustrating the strategy for building frontages, spaces and urban blocks 46 myatts field north 4.0 development guidelines
4.6 urban design
blocks contained by coherent Frontages and Edges. A number of specific edge conditions have been identified:
• Urban street frontage - Located along the principal streets around the area these are the most ‘urban’ and likely to be some of the tallest within the redevelopment. A strong urban approach is needed with most buildings forming terraces and groups. • Park frontage - This frontage has the potential to create a highly distinctive area and make the most of an aspect overlooking the park. This frontage should include set back upper levels to create balconies, roof terraces and variety. Continuous strong frontages with balconies and large windows create a good sense of overlooking and enclosure to the open spaces. • Residential Square frontage - This is a principal edge onto the new square. • Pedestrian focus frontage - These edges are those that related closely to smaller scale streets and spaces around Foxley Square, and where a strong relationship between the pedestrian experience and the buildings is required. • Home Zone frontage - These smaller scaled streets will need appropriately designed and less formal edges appropriate to their function.
Building heights should generally be consistent within each elevation or at least form part of a coherent strategy. Corner element should be given particular consideration. Front doors should be located at regular intervals along the street.
4.6.4 Landmarks, Gateways and Nodes Landmark buildings in corner Continuous frontage development clearly defines street locations aid legibility edges Landmark buildings are required at key entrances into the development and along key views, in particular at the Mostyn/Cowley Road and Mostyn/Akerman junctions and on the north eastern edge of the new park adjoining Cromwell Road. Such landmarks will help to aid in legibility through the estate. Landmark buildings are not necessarily taller buildings, but those that have a greater presence and special design qualities.
Development should include well designed nodes, particularly at the junction of Patmos Road/Cromwell Road and where Cromwell Road connects with the park. These relate to areas of change and might be indicated through the use of prominent corner treatments, bay or picture windows or other design features.
A clear view strategy should be created based on the idea of opening up serial views along principal routes between key destinations.
4.6.5 Materials and ‘Interface’ Elements
A clear strategy needs to be developed for materials and details across the site as a whole to ensure consistency and variety are achieved successfully. By Design (OPDM, 1993) sets out a number of interface element usually located around the front door of a The proposal is built around a series of high quality open spaces and the enhancement of existing Well proportioned and detailed buildings that give particular consideration to entrances property that require particular consideration and should be robust and well detailed. streets withFigure additional __: Development tree planting andconcept environmental improvements and ‘interface elements’ (as defined by By Design) will help to create a high quality place Figure 4.11: Best Practice Photos 47 development planning guidelines 4.0 development guidelines
4.7 sustainability
4.7.1 Sustainability Principles • Proposals should optimise solar gain and minimise the need for artificial light. Buildings should, where possible be double aspect and utilise southerly- In order to achieve a sustainable environment and design for Myatts Field North a orientated gables to optimise solar gain and renewable energy potential. As a number of key principles need to be considered, as follows: result this will ensure that buildings can be naturally lit and capture maximum • Promote best practice in relation to construction methods, to reduce energy sunlight. demand and promote energy efficiency. • Solar power should be considered at an early stage in the development process • Achieve eco-homes very good across all the development on the site. in seeking to minimise the running costs of new development and specifically the use of photovoltaic cells. • Achieve zero energy development on at least part of the site. • Sustainable urban drainage should be considered within the development. This should include porous surface products, including paving and car parking areas. 4.7.2 Sustainable Development Strategy • Rainwater may be collected and stored and used for landscape watering and In order to achieve these principles a number of strategies and approaches will need non-potable water uses such as flushing of toilets. to be considered: • Underground energy sources should be explored for heating and cooling systems.
• Design and construction of new and refurbished buildings should promote • Building materials resulting from the demolition of buildings within the estate recognised best practice standards and therefore encourage quality housing should be reused, recycled on the site where possible. In addition, building development. Specifically, new and refurbished residential development within materials should be locally sourced in order to minimise the impact of transport Myatts Field North must achieve Eco Homes at least ‘Very Good’. Non-residential and support the local economy. development should promote sustainable development and construction • New building development should be guided by Lifetime Homes standards. principles outlined in the Building Research Establishment Assessment Method • Building materials should have low embodied energy, are non-hazardous in (BREEAM). manufacture and use and which have a reduced environmental footprint. • Proposals will be required to undertake an energy assessment to outline the All timber is required to be FSC accredited in accordance with the Lambeth energy demands and demonstrate how the proposals have applied the Mayor’s Sustainable Construction Programme. Materials with a high-recycled content energy hierarchy as set out in the London Plan. This sets out how essential and low embodied energy should be considered. energy should be met through applying the following order of preference: • Minimise reliance on the private car for short and medium journeys by - Using less energy; increasing the accessibility of public transport and support for local bus services. - Using renewable energy; and - Supplying energy efficiently.
Accordingly, heating and cooling systems for the Estate should be considered in the following order of preference:
- Passive design; - Solar water heating; - Combined heat and power for heating and cooling and preferably powered by renewables; and - Community heating for heating and cooling (heat pumps, gas condensing boilers and gas central heating).
48 myatts field north
5: area-specific guidance development planning guidelines
5.0 area-specific guidance N N
5.1 concept plans & specific guidance 0 10 20 30 40 60 m
N N 5.1.1 Introduction Crowncopyright. L.B. Lambeth 100019338 -2005
0 10 20 30 40 60 m Following on from the framework layers set out in Section 4 of this document two alternative ‘Concept Plans’ (Figures 5.1 and 5.2) illustrate how the development principles might be achieved for Myatts Field North. The concept plans are based broadly on the current (although still to be refined) proposals by the Myatts Field North
PFI team, and which formed part of the successful Ballot that took place in July 2005. Sheltered Housing redeveloped to provide landmark elements and Landmark development frontage overlooking Elliot Road forming a ‘gateway’ and Foxley Square element at the corner In addition, this Section provides further guidance on key sites within the study area, as of Patmos Road and Cromwell Road. Foxley Square is reconfigured to follows: become a residential court with new residential development and a high quality landscape treatment New mixed use health • Cromwell Road / Foxley Square; centre provides an active frontage to Patmos Local shop frontages are Street and Cromwell • Recreated Melbourne Square; reconfigured to address Cromwell Road and reinforce the Road street as a destination • Akerman Road / Mostyn Road - ‘Urban Street’; and Cromwell Road is reconfigured Existing open space is to become the key pedestrian retained and improved • Charles Edward Brook Lower School site. destination for Myatts Fields. The with new residential introduction of new community frontage providing uses will reinforce it as a Section 5.2 increased surveillance For the first three of these sites the potential built form arrangement is illustrated, along destination over space. New park is formed with Existing development is with a diagrammatic idea of how this might be organised (based on, or referring back recreation facilities and high retained quality landscape to Figure 5.1). The urban design, or built form potential of these sites is indicated by Key pedestrian route follows written notes on the drawings and accompanying text. desire line across park. Landmarks terminate views across park Mostyn Road and Akerman Road are For the Charles Edward Brooke Lower School, a number of alternatives are set out as it Residential development from reconfigured to form frontage overlooking park - ‘Urban Streets’ increases sense of enclosure and New Park is understood that the future development of this site is still uncertain and a number provides natural surveillance & security of options are being considered. The potential benefits, problems and requirements for Retained development each of the broad options for the site are identified. Section 5.5 Proposed residential development Proposed community/medical facilities 5.1.2 Development Concepts for Myatts Field North Proposed redevelopment of Sheltered Accommodation The two ‘Concept Plans’ (Figures 5.1 and 5.2) show alternative ways that the framework Proposed active frontage Proposed residential frontage layers set out in Section 4 could be realised. Both of these concepts are based on Development frontage Existing residential overlooking introduced on both sides meeting the core principles set out in the Development Planning Guidelines. The two Section 5.3 of Akerman Road New active frontage within existing concepts include: building Community/active frontage Junction between Landmark opportunity & views to • Frontage development onto all key streets; Akerman Road and landmark Mostyn Road is The historic Melbourne Square is reconfigured to reduce Proposed central street • Replacement park (with no overall net loss of open space), which is well overlooked recreated to form a key gateway the impact of traffic and public space within the and create more space Proposed public green spaces by new and refurbished housing frontages; development for pedestrians and landscape. Pedestrian Proposed residential court crossing points • Strong community and mixed use focus around Cromwell Road/Foxley Square; Section 5.4 introduced Key pedestrian focus Higher, landmark development is Other pedestrian movement links • Retention of the maximum number of existing trees possible, along with new avenue located at prominent locations to terminate key vistas and Private green space extended into planting; ‘announce’ the development to proposed development the wider area Urban street • Opening up route (for all modes) to surrounding neighbourhoods and making the new trees area easier to pass through; Site boundary • Identifying clear routes along the main desire lines; Figure 5.1: Development Concept Plan 1 - Illustrating one way that the redevelopment of Myatts Field North might take place 50 myatts field north
N N 5.0 area-specific guidance
0 10 20 30 40 60 m 5.1 concept plans & specific guidance N N
Crowncopyright. L.B. Lambeth 100019338 -2005 • Reinstatement of Melbourne Square; and
0 10 20 30 40 60 m • Changing the character of Akerman Road to an ‘urban street’ overlooked by housing.
However, as a result of the flexibility that is created by the DPGs, the options also explore some different approaches that might be possible. These include interchangeable alternatives for:
Cromwell Road / Foxely Square - Focus on Activity (Investigated Further in Section 5.2)
Option 1: Concentrating the active/mixed uses along Cromwell Road so that it could Foxley Square remains the focus of activity and will be reinforced function as the ‘collector’ for the health uses, shops (turned around to face onto Cromwell and environmentally improved Road), park and other active uses, and be a strong desire line for the wider area.
Option 2: Improving the connections, linkages and environment of Foxley Square so that it New urban square provides a focal point is no longer poorly connected and isolated and supports mixed use development, which is New community centre is located at the western end of in close proximity to the football Cromwell Road more convenient to use. pitch and creates a focal point within the park Section 5.3 Community Centre
Residential courtyards Option 1: Locating the proposed Community Centre near to the other mixed uses on within the development block create the Cromwell Road and the edge of the park so that there is a hub of activity. opportunity for communal activities, i.e. playing, car parking and recreation. Option 2: Locating the Community Centre near the top of the park / Cowley / Cancell Road junction so that it can be well located for the management of the football pitch.
Charles Edward Brooke School Site (Investigated Further in Section 5.5) Retained development Proposed residential development Option 1: The school stays as it is or is redeveloped on it’s existing split sites and new Section 5.5 Proposed community/medical facilities housing is developed along the edge of Akerman Road. Proposed redevelopment of Sheltered Accommodation Proposed active frontage Option 2: The school is redeveloped on the split sites but by reorganising the housing and Proposed residential frontage school land in this area is able to have frontage onto Akerman Road and a potentially Existing residential overlooking more efficient (wider) site area. Section 5.3 New active frontage within existing building Varying Sized Development Parcels Community/active frontage Landmark opportunity & views to landmark Option 1: Larger parcels (in the south-west corner and to the east of the park) but that Proposed central street still allow a reasonable level of permeability. Proposed public green spaces Proposed residential court Option 2: Smaller development parcels that give sufficient consideration to the amenity Section 5.4 Key pedestrian focus and overlooking of residents but contain additional frontage routes or courtyards within Smaller development parcels Other pedestrian movement links Opportunity for new the blocks. school building Private green space extended into proposed development Urban street It is acknowledged that other alternative arrangements, or options are possible, but Houses overlooking new green route new trees it is expected that for each part of the site the alternative (whether set out above or Site boundary otherwise) that best meets the overall principles of this DPG and creates a strong and sustainable redevelopment of Myatts Fields North is progressed. Figure 5.2: Development Concept Plan 2 - Illustrating a further way that the redevelopment of Myatts Field North could be arranged (particularly the Cromwell Road Area and school) 51 development planning guidelines
5.0 area-specific guidance Crowncopyright. L.B. Lambeth 100019338 -2005
The numbers outlined on the Landmark development to Landmark element drawing relate to the adjoining terminate Elliot Road overlooking Foxley Square 5.2 cromwell road/foxley square text under Section 5.2.2
5.2.1 New ‘Central Street’ along Cromwell Road Existing garden/open space retained
In setting out the design and planning guidelines for this part of the site careful Elliot Road Elliot consideration has been given to meeting the needs of the Myatts Field North area in the longer term, which the current arrangement is acknowledged not to do. Major
changes are needed to address the problems with Foxley Square (lack of connections, Patmos Road poorly located, poor visibility, failing retail uses etc.), or to create an alternative arrangement (i.e. change the focus onto Cromwell Road) to reinvigorate it.
Existing private courtyard Figures 5.5 and 5.6 illustrate in more detail ‘Concept Plan Option 1’ for creating Existing sheltered housing extended into proposed redeveloped to provide residential development a new ‘central street’ along Cromwell Road and potentially reinvigorating this overlooking to Elliot Road part of the site. Urban design principles illustrated here will be applicable to any and the new Foxley Square redevelopment proposals for this area. If it is not possible to turn around the shops Landmark development to front onto Cromwell Road, Option 2 requires improvements to connections, forming a ‘gateway’ at corner of proposed central visibility and the environment of Foxley Square so that it is nolonger poorly 4 street and Patmos Street connected and isoloated and supports mixed uses which are more convenient. Foxley Square reconfigured Proposed residential to become a high quality, 5 development with the landscaped residential potential for active ground courtyard - with some Foxley Square floor uses along the residential car parking 6 central street frontage and residential frontages overlooking space 3 Proposed mixed use/heath centre with landmark Existing local shops 1 frontage and entrance to reconfigured to provide new central street active frontages overlooking 2 new central street rather 4 8 than Foxley Square. Cromwell Road
Landmark to terminate view Retained development from existing Home zone 6 Proposed residential development New residential development Proposed community/medical overlooking new central facilities street and Foxley Square Proposed redevelopment of Sheltered Accommodation Potential location for Proposed active frontage Community facility 7 Proposed residential frontage overlooking and adjacent Carlton Court to the proposed Park and Existing residential overlooking Figure 5.3: Active uses should be located together and well integrated terminating the central street New active frontage within existing building Community/active frontage Landmark opportunity & views to Landmark residential landmark frontage overlooking the Proposed central street proposed park N N Proposed public green spaces Proposed residential court Cromwell Road reconfigured to form a new central street for the Key pedestrian focus community. Shops, community New residential Other pedestrian movement links facilities and activity will be focused development inserted here. A high quality landscape and to provide overlooking Private green space extended into N N new street trees will be introduced to green space proposed development Urban street 0 10 20 30 40 60 m new trees 0 10 20 30 40 60 m Site boundary
Figure 5.4: High quality public realm will improve the environment and impact Figure 5.5: Design Principles for the Cromwell Road area based on the principle of making this the mixed use focus of the area, rather than Foxley Square 52 myatts field north 5.0 area-specific guidance
5.2 cromwell road / foxley square
5.2.2 Key Principles
The key principles for Option 1 are as follows (numbers taken from Figure 5.6):
1. Cromwell Road should be reconfigured to form the ‘central street’ for the neighbourhood. Activities and uses should be focused along the street and the environment improved to form a high quality hard landscaped space. It should be a pedestrian priority street with traffic slowed and limited as far as possible. Some visitor car parking and cycle parking should be provided and integrated into the landscape proposals.
Sheltered Housing 2. All pedestrian and vehicular routes should converge on Cromwell Road so that this redeveloped to provide landmark elements and becomes the main movement spine for this part of the area. Traffic speeds along frontage overlooking Landmark Elliott Road and Foxley development forming this street should be minimised and environmental improvements undertaken to Square a ‘gateway’ element at the corner of Patmos Road and Cromwell change perceptions of this area. Road. 3. Existing local shops should be reconfigured to provide active frontage to Cromwell New residential 4 development overlooking Road rather than Foxley Square. Active ground floor frontages will be encouraged both Patmos Road and Foxley Square along Cromwell Road and particularly in the replacement and new blocks on the Foxley Square junction with Patmos Road where they could benefit from increased visibility and reconfigured to form a 6 New shops and active residential court with 8 ground floor uses could be high quality landscaping 5 provided on ground floor of trade. Servicing should be limited and located along the frontage along Cromwell and some residential car 3 proposed residential block parking/servicing 4 1 Road rather than from Foxley Square. 4. Foxley Square should be reconfigured to form a residential courtyard with high 2 Existing shops reconfigured Cromwell Road becomes the to provide active frontage to quality landscaping, new play equipment and provision for residential car parking. central pedestrian focus within Cromwell Road rather than the community. Foxley Square. Service access 4 from front (along central There will be no through-route for vehicular traffic, with residential access obtained street at limited times. Community facilities and local from along Elliott Road only. The existing mature trees should be retained. shops focused around the central street 6 5. New residential/sheltered housing development should provide overlooking and New residential frontage overlooking and enclosing natural surveillance to Foxley Square from all new and refurbished development. New high quality landscape central street. landmark with the introduction of street corner terminates views trees and some visitors car from existing Home zone parking 6. New high quality residential development could provide increased enclosure and overlooking to Cromwell Road. New development provides the opportunity to Existing home zone retained provide new retail/community facilities on the ground floor, particularly near to the junction with Patmos Road and the new Mostyn Gardens.
7. Community facilities are located at the western end of Cromwell Road to reinforce Possible location for Community Facility the street as the central focus for the neighbourhood. Community facilities - overlooking park and 1 terminating central The numbers outlined on the should provide landmark elements overlooking the park and relate to surrounding street. Location along 7 drawing relate to the adjoining central street also adds to possible street text under Section 5.2.2 development. activity 8. The new health facility should also relate well to Cromwell Road and a replacement Pharmacy, or main entrance to it should ideally be located to enhance this area of mixed use activity. Figure 5.6: Illustrative axonometric sketch of Cromwell Road area showing it as the focus of active uses and key routes 53 development planning guidelines 5.0 area-specific guidance
5.3 melbourne square 5.3.1 Recreating Melbourne Square
A key requirement of planning policy and the DPG’s is the reinstatement of Melbourne Square to the south east of Myatts Field North in an area currently within Mostyn Gardens. This square remains a protected London Square even though it does not currently exist. Historical maps (Figure 5.7) show that this square was modest in size and character. However, the opportunity to re-establish this element in the proposals will give a strong focus to this part of the site. It has the potential to demonstrate best practice in the creation of ‘formal’ and well ordered urban development.
New development overlooking the Existing mature trees annotation park retained to form 5.3.2 Key Principles a boulevard along Cowley Road Landmark The key principles (numbers taken from Figure 5.9) are as follows: Building frontage set development to back behind trees overlook park 1. Melbourne Square is recreated to form a key gateway to the new development. 4 Continuous new frontages should be created around the three sides providing a Cowley Road down graded Lower mews and re-landscaped to form development high degree of coherence, overlooking and surveillance. High quality, distinctive a Home zone and a high 2 within block quality edge to the park landscape should be introduced (with play facilities if required) including 3 Landmark elements drawing title integrated on-street car parking and traffic calmed residential streets. overlooks Melbourne 3 Square and terminates views from along 2. Taller development (4-6 storeys) at north of the square could provide a Cowley Road ‘gateway’ and a landmark element along a key route. Historic Square - 3. Coherent development with strong, continuous frontages should wrap around Melbourne Square is recreated with high Melbourne Square the square and be of a more significant scale than the surrounding streets. quality landscape and 1 residential buildings enclosing and 4. Cowley Road could form a ‘home zone’ edge to the park. Existing high overlooking
quality mature trees are retained and new development is set back from the Residential streets around square should have a distinctive street behind the tree line. Additional trees could be introduced to create a landscape treatment that connects the development ‘boulevard’ character and to create enclosure around the park. to the space. On street car 3 parking around square should not dominate the space or landscape.
New trees introduced along Strong coherent frontages Cowley Road to form a around square ‘Boulevard’ and to provide enclosure to street.
The numbers outlined on the drawing relate to the adjoining text under Section 5.3.2
Figure 5.7: Melbourne Square c1960’s Figure 5.8: The potential of the new square Figure 5.9: An axonometric drawing showing one way that the replacement Melbourne Square could look and indicating key design principles 54 myatts field north 5.0 area-specific guidance
5.4 akerman/mostyn roads
5.4.1 Re-establishing an Urban Frontage
Currently the Myatts Field North Estate contributes little urban frontage to the surrounding streets and consequently suffers from being an ‘island’ of development with a poor relationship to the wider area. The redevelopment has the potential to improve this situation and to create pleasant new ‘urban’ streets. The key areas for this are identified in Section 4.6 (urban design) and Figure 4.10 of the DPG and comprise:
• Mostyn Road; Higher development creates The numbers a landmark element at the • Akerman Road; and junction of Mostyn Road and outlined on Akerman Road. The landmark the drawing terminates views from the • Patmos Road. south along Akerman Road relate to the adjoining text under Section As a result of any of the redevelopment options these streets will change considerably Junction between Akerman 5.4.2 Road and Mostyn Road is and the design of the new frontages will be the most public face of the new housing. reconfigured to create a T- 3 junction. This serves to reduce 4 traffic speeds and traffic impacts and increases the Figure 5.12 focuses on the Mostyn Road frontage that might be created and pedestrian realm 2 establishes a number of key ideas for creating a coherent and yet contemporary At key junctions specially design. designed buildings turn the corner and maintain overlooking and active frontage. 5.4.2 Key Principles
The key principles (numbers taken from Figure 5.10) are as follows:
Development forms a strong 1. Mostyn Road (and Akerman Road) becomes an ‘urban street’ with high quality, continuous frontage to the street. Higher development forms a high degree of continuous street frontage, a degree of enclosure, quality landscape and a more enclosure Mostyn Road becomes pedestrian-orientated environment. Development is set back a more urban street in slightly from street behind 5 character with frontage narrow front gardens to directly addressing the 2. Pedestrian crossing facilities on Akerman Road (and Mostyn Road) to be provide some greenery to the street, a high degree of street-scene overlooking and a high degree of enclosure improved, upgraded and possibly repositioned to increase pedestrian access and
Along Mostyn Road and permeability between Myatts Field North and the surrounding area. 1 Akerman Road higher development is permitted, where appropriate (4 storeys and above) 3. Junction between Akerman Road and Mostyn Road could be reconfigured to provide a T-junction to reduce the impact of traffic and the amount of space Smaller development blocks increase permeability within given over to traffic. Pedestrian crossings should be introduced at the junction. the development 4. Landmark built form (higher development of up to 6 storeys) is located at 4 prominent locations to terminate vistas along the street and to ‘announce’ the development to the surrounding area.
5. The frontage along Akerman Road is set back from the street behind front Pedestrian crossing points are introduced to increase pedestrian movement and gardens and planted areas in order to provide a green aspect to the street. connectivity between Myatts Fields and the surrounding 2 area
Figure 5.12: Illustrative axonometric sketch of Mostyn Road showing how the design of the new buildings could contribute to the wider urban area 55 development planning guidelines 5.0 area-specific guidance Indicative Layouts - Illustrating the 3 options for the lower school and relationship to the Myatts Field North redevelopment
Crowncopyright. L.B. Lambeth 100019338 -2005 Key issues: 5.5 charles edward brook school site • School site and development land remain as existing 5.5.1 Options for the Redevelopment • Little potential for new route It is widely accepted that the Charles Edward Brooke School is in need of New between Myatts Field Park and the A reorganisation and redevelopment. This is currently being investigated on behalf Mostyn CEB new Mostyn Gardens Lower of the school, the Diocese and Lambeth Education. One of a number of options Gardens Akerman Road • Proximity and overlooking issues to School may come forward over time, hopefully in conjunction with the Myatts Field North be resolved between the school and redevelopment proposals. This section of the DPGs sets out key principles for any new housing new or replacement buildings in this area, under various scenarios. A Myatts • Little visibility for school or Field improved relationship with area to The school is currently on split sites and it is the Lower School, located between New formal avenue planting along Myatts Field Park and Akerman Road that this document is concerned with as it Development Park Akerman Road the north/west is closely related to parts of the Myatts Field North Site (see Figure 5.2) that it is accepted are suitable for redevelopment subject to meeting the other requirements Figure 5.11: Option 1 - No change to lower school site Crowncopyright. L.B. Lambeth 100019338 -2005 of this DPG. Ideally the school would consolidate their current split sites into one Key issues: land area so that: • Opportunity to create ‘green link’ between key areas • Trips between the sites for the pupils are minimised; New • New school frontage onto Akerman • They can make best use of shared facilities; and Mostyn Road and greater options for • The school can run efficiently. Gardens B reconfiguration Akerman Road However, there are considerable problems with this principle as there is insufficient • Land swap required to facilitate space on either site for the whole school and few adjacent ‘soft’ sites that could housing overlooking new route CEB allow them to be extended. Working with the redevelopment of Myatts Field North Lower • Opportunity to retain more trees School may present one such opportunity, but it is clear that a number of constraints and B along Akerman Road frontage Myatts difficulties stand in the way of this. In any case high quality design, appropriate to Field New School building fronting onto it’s location and function will be required. Development Akerman Road Park Key issues surrounding the school redevelopment are as follows: Figure 5.12: Option 2 - Land swap to create ‘green link’ and school frontage
• The existing lower school site is close to land that will potentially be developed Crowncopyright. L.B. Lambeth 100019338 -2005 Key issues: for new housing as part of the Myatts Field North redevelopment. Issues of • Split school sites could be joined proximity and overlooking between the two uses will have to be given careful Akerman Road onto one coherent ‘campus’ consideration and may limit the potential scale, height and design of each (see New • Need to reconfigure and realign Figure 5.15). Both the amenity and privacy of the school and the new residents Mostyn Akerman Road and any related will have to be given adequate consideration in any proposals; Gardens services or constraints • Some of the buildings on the lower school site are listed grade II and discussions • Potential to improve integration of must be held with the Council’s Conservation Officer regarding the potential CEB the various uses and areas redevelopment, notwithstanding the information set out in these DPGs; School • Would require close working • The edges of the school site and the adjacent open land along Akerman Road between housing and education both contain attractive trees which should be retained where possible; and Development Myatts • Existing upper school site could be • The Myatts Field Park/Cormont Road side of the school site is poorly connected Field Park Realignment of the street would redeveloped for residential uses to the Akerman Road/Myatts Field North side and a well designed link between create views into new Mostyn Gardens the two would be to the benefit of all residents and users in the area. Figure 5.13: OPTION 3 - Single school site on lower school 56 myatts field north 5.0 area-specific guidance Indicative Sections - Through the Myatts Field North Estate redevelopment , Charles Edward Brooke Lower School and Myatts Field Park (NTS)
Figure 5.14: Section A-A, Option 1a - new housing along Akerman Road and minimal changes to Charles Edward Brooke Lower School scale and massing 5.5 charles edward brook school site
New New development fronting New development Potential for new residential Secondary element The main listed building Myatts Field Park - Mostyn the reconfigured and fronting onto development as part of of listed school element of the Charles key destination and The possible options for the school are as follows: Gardens upgraded Mostyn Gardens Akerman Road redevelopment along Akerman building Edward Brooke Lower School local open space Road - overlooking of school Site - to be retained site to be minimised. Housing 3 storeys MAX at rear. Option 1: Reconfigure and (partially) redevelop the school on it’s existing two
AkermanRoad CormontRoad split sites. Although this may appear to be the easiest option as it involves no additional or swapped land it also has the least potential to change the outlook or configuration of the lower school site. Figures 5.14 and 5.15 set out sections that demonstrate the relationship between the existing school buildings and potential new housing along Akerman Road (option 1a); and a partially redeveloped school site and new housing along Akerman Road (option 1b).
Myatts Field North Estate (MFNE) MFNE Charles Edward Brooke Lower School These section drawings demonstrate that the potential of the housing and/or the school development will need to carefully consider this relationship and ensure that it protects the amenity and privacy of each to an acceptable level. This option does not achieve the green link between MFN and Myatts Field Park, nor does it give the Figure 5.15: Section A-A, Option 1b - new housing along Akerman Road and Charles Edward Brooke Lower School on the same site (new rear block assumed) lower school site a prominent frontage or access to Akerman Road. New New development fronting New development Potential for new residential New wing to replace The main listed building Myatts Field Park - Mostyn the reconfigured and fronting onto development as part of or alongside the main element of the Charles key destination and Option 2: A land-swap arrangement that gives the lower school site frontage Gardens upgraded Mostyn Gardens Akerman Road redevelopment along Akerman listed building - to be Edward Brooke Lower School local open space Road - overlooking of school site subservient in scale to Site - to be retained onto Akerman Road and facilitates the creation of a new ‘green link’ between to be minimised. Frontage and main building boundary trees retained if possible the new Mostyn Gardens and Myatts Field Park. This option would require a AkermanRoad CormontRoad land-swap (of equal or varying size) between the two land uses. It would facilitate a more extensive reconfiguration of the school site and would allow a new school frontage onto Akerman Road and alternative access arrangements. The school would be almost no further from the other upper school site. In addition, this option would facilitate a ‘green link’ between Mostyn Gardens and Myatts Field Park, overlooked by the new MFN development.
Myatts Field North Estate MFNE Charles Edward Brooke Lower School Option 3: Reorganise the whole school onto the lower school site and extend it into the Myatts Field North area over Akerman Road. This option is the most extensive and would enable the school to operate from one coherent location. The Figure 5.16: Section B-B, Option 2 - potential for rearrangement of land to the south-east of Akerman Road. land area required would match that to become available on the current upper School frontage onto Akerman Road and new green link between parks school site and this might become part of the MFN redevelopment for residential New New development fronting New development - No proximity issue between Potential for The main listed building Myatts Field Park - Mostyn the reconfigured and fronting onto housing and school much greater element of the Charles key destination and uses. Gardens upgraded Mostyn Gardens Akerman Road - New frontage for school on redevelopment of Edward Brooke Lower School local open space Akerman Road school complex on Site - to be retained - Trees retained along frontage more visible site However, this option would have a major impact on the redevelopment of Myatts
AkermanRoad CormontRoad Field North and would require the realignment of Akerman Road and any associated services or below ground development constraints. It would still need to meet the ‘general’ requirements of this DPG, albeit in a different form. It could bring a number of potential benefits, including slowing or further reducing traffic on Akerman Road, better integrating the residential and education uses together, facilitating better links between key destinations and a single school site.
It is accepted that other options may be possible for the school and new housing Myatts Field North Estate Charles Edward Brooke Lower School along Akerman Road, however each should bear in mind it’s potential to achieve the wider aspirations of these Development Planning Guidelines and meet both urban design and design best practice. 57 development planning guidelines
58 myatts field north
6: implementation & phasing
myatts field north 6.0 implementation & phasing
6.1.1 Introduction Social, Economic, Cultural and Leisure: • New replacement community centre. The redevelopment of Myatts Field North will result in the delivery of new housing 6.1.3 Securing the Requirements • Refurbished/new retail units along Cromwell Road/Foxley Square. that will transform the quality of the area over the next 10 years. It is anticipated that the funding and delivery of much of this necessary • Replacement football pitch. These Development Planning Guidelines provide for a significant level of development infrastructure, facilities and regeneration benefits will be secured via planning • Two new Local Equipped Areas for Play (LEAP) (within Melbourne Gardens and that will have a direct impact upon transport, social, public realm and infrastructure obligation agreements (Section 106 / Section 278), or by conditions attached to any Hammelton Green/Olive Morris Garden) and one Neighbourhood Equipped Area in the area. This in turn will generate a requirement for substantial levels of new planning permissions. In addition, the Council as landowner, will be in a position to for Play (NEAP) (within new park) in accordance with the National Playing Fields investment in essential new infrastructure. secure additional benefits that, whilst not being essential to the development of the Association (NPFA) standards. area, make a positive contribution to the redevelopment proposals overall, i.e. direct Successful implementation of development proposals will require a partnership • CCTV and community safety initiatives. pedestrian access route to Myatts Field. approach between LB Lambeth, developers and the community. This will facilitate the • Local employment in construction. delivery of a high quality development that enables decanting of residents only once, In relation to planning agreements, the legal framework is Section 106 of the Town • Childcare / early years provision. demolition in phases to minimise impacts on the existing community and the creation and Country Planning Act 1990, as amended by the Planning and Compensation Act of new routes and spaces along with community facilities and new housing. • Primary school 1991. Circular 1/97 and the more recent Circular 5/2005 sets out the Government’s policy for the use of planning obligations. The guidance requires that such Open Space and Public Realm: obligations must be: 6.1.2 Development-related Requirements • New high quality central park (to include a NEAP as noted above). • Necessary; The Council has identified a series of infrastructure improvements and facilities that • Three new smaller spaces: Melbourne Square, Hammelton Green (both to include • Relevant to planning; will be required to support the level of development that is envisaged by the DPGs. new LEAPs as noted above) and Akerman Park. • Directly related to the proposed development; • Art in public spaces. The Council accepts that these requirements may change over time and depending on • Fairly related to the scale and kind of development proposed; and the actual development that is advanced and this will be kept under review. • Management and maintenance of the public realm by way of a management • Reasonable in all other respects. agreement The requirements and benefits that will be sought are likely to include: • Crime reduction and community safety initiatives. In the context of this guidance, Policy 50a of the Revised Deposit UDP states that: Transport and Highways: Housing/Affordable Housing: “The Council will, where appropriate, enter into legal agreements with developers, • New and upgraded highway infrastructure, traffic and environmental measures, and seek the attainment of planning obligations, having regard to any Government • Re-housing of the existing Myatts Field North residents. including the management of construction traffic. guidance and supplementary planning guidance.” • An appropriate level of affordable housing for all new private units created. • High quality network of pedestrian routes, cycle paths and crossing points In accordance with the requirements of Circular 1/97 obligations will be related to throughout the area. Sustainability / Best Practice: needs and demands generated by the development and the viability of providing • Car parking provision, control and management. them. Obligations will fall into three categorises of development: • Adherence to sustainability/recycling targets and indicators as set out in these • New bus stops and associated waiting facilities. Guidelines. • Those requirements that are essential to the development – Such requirements • Sustainable transport initiatives, in particular funding towards on-street car club • Compliance with the Council’s Code of Construction Practice. will include the provision of on-site affordable housing; mix of uses, including parking bays and membership to an accredited car club operator. • Adherence to Eco Homes and Decent Homes standards. community uses; the layout and treatment of on-site public open space, • Funding for cycle parking facilities. the public realm and private amenity space; the provision of public art; the Other: • Funding for vehicular and pedestrian signage. arrangement of public access, car and cycle parking, on-site signage, street • Funding for street furniture and lighting. • Contributions towards the Council’s professional and legal costs in processing furniture and lighting etc; and compliance with sustainability and recycling targets as set out in these Guidelines. • Preparation of a Green Travel Plan. the planning applications and negotiating Section 106 agreements. • Essential off-site works – Works will include highway improvement works and • Street trees. the provision of new and improved facilities for pedestrian and cyclists and 61 development planning guidelines 6.0 implementation & phasing
those associated with the public realm. for existing and new residents as part of each phase of development. • Sustainability/Energy Assessment. • Financial contributions – These will include financial and other contributions to A screening opinion should be sought from the Local Planning Authority to ascertain area-wide facilities and benefits that may include a new pedestrian access linking 6.1.5 Use of Compulsory Purchase Powers whether or not an Environmental Statement will be required. the area to Myatts Field. The redevelopment of the Myatts Field North estate will take up to 10 years and will The delivery of each of the above is considered essential to the successful involve a number of different landowners, developers and interested parties. 6.1.7 Detailed Planning Applications regeneration of Myatts Field North. The Council’s expectations in relation to the As the Local Authority is not the sole landowner of the estate, it will be necessary essential on and off-site works will be developed in consultation with those bringing for them to acquire interests in the site, which are not presently held by them. These The submission of detailed planning applications in relation to specific elements of the forward development. are believed to derive mainly from sales previously made by the Authority to tenants overall development proposals is expected. exercising their right to buy. It may also be necessary to stop-up, or otherwise Detailed proposals put forward for the estate in accordance with the approved outline 6.1.4 Phasing of Development extinguish highways, or other public rights of way. application permission shall be supported by the following information: As it is anticipated that it will not be possible to reach agreement with all the It is envisaged that the redevelopment of Myatts Field North will take place over the • Planning Statement; landowners, it will be necessary for the Authority exercise its compulsory purchase next ten years (through to 2014). The scale of development envisaged will require • Detailed Planning Application Drawings; powers to acquire land interests in the site. the submission of outline and detailed planning applications (discussed in further • Design and Access Statement – This should set out townscape and site analysis, detail below) in order to ensure that the provision of new infrastructure and facilities It is expected that prior to compulsorily acquisition, that a planning application is in design concept and justification for the proposals. 3D images, sketches and models are integrated within the context of re-provision of, and development of new place for the overall regeneration proposals. to indicate the scale and height of the proposals in relation to its context will also housing so that the residents of the estate benefit from regeneration. be required; • Transport Assessment; In order to promote a new identity for the area and encourage interest in the new 6.1.6 Outline Planning Application build private housing, it will be necessary to deliver some of the new open spaces and • Landscape Plan; public realm in the early phases of the development, including the re-provision of the An outline planning application would be required for the redevelopment of the • Statement of Community Involvement; and football pitch and at least one of the new children’s play spaces. In addition, it will area, which is generally in accordance with the DPGs and other relevant policies and • Sustainability/Energy Assessment. be vital to establish new connections at the outset to encourage movement through requirements at the national, regional and local level. the area. An outline planning should be accompanied by the following information: As development progresses, community facilities, including the new health and the • Outline Planning Application Drawings – These should cover application boundary, community centres will be necessary. siting and movement, land uses and height and massing; Therefore, it is envisaged that development will take place in various stages. A • Planning Statement – This should set out how the proposals accord with local, detailed phasing strategy will need to be established and agreed as part of any regional and national policies along with these DPGs; planning application submission. This should outline sequencing and timing of • Design and Access Statement – This should set out townscape and site analysis, demolition. design concept and justification for the proposals. 3D images, sketches and This phasing strategy would need to incorporate a number of key principles, as models to indicate the scale and height of the proposals in relation to its context follows: will also be required; • Transport Assessment – This should include a parking survey and assessment of • A single decant for existing residents; traffic-related impacts along with a Green Travel Plan; • Maximise the opportunity for existing uses to remain operative while the area is • Landscape and Public Realm Strategy – This should include a Tree Survey; being developed; • Ground Investigation Report; • Retain all community services active throughout the development process; • Statement of Community Involvement; and • Ensure that there are adequate open space and recreational resources available 62 myatts field north glossary development planning guidelines
64 myatts field north glossary
Accessibility – The ability of people to move round an area and to reach places and ratio (for commercial development); number of units or habitable rooms per hectare facilities, including elderly and disabled people, those with young children and those (for residential development); site coverage plus the number of floors or a maximum Landscape – The character and appearance of land, including its shape, form, ecology, encumbered with luggage or shopping. building height; or a combination of these. natural features, colours and elements and the way these components combine. Landscape character can be expressed through landscape appraisal, and maps and plans. Active Frontage – Making frontages ‘active’ adds interest, life and vitality to the Desire Line – An imaginary line linking facilities or places, which people would find public realm. Active frontages consist of the following: it convenient to travel easily between. Layout – The way buildings, routes and open spaces are placed in relation to each other. • Frequent doors and windows, with few blank walls. • Articulated facades with bays and porches. Development Control - The activity of the local planning authority to • Lively internal uses visible from the outside, or spilling onto the street. decide whether development may proceed and thus given, with reference to the Legibility – The degree to which a place can be easily understood and traversed. development plan for the area and other material considerations.
Activity Node – Concentration of activity at a particular point. Listed Building - A building of special architectural or historic interest included on a Enclosure – The use of buildings to create a sense of defined space. statutory list compiled by the DoE. Planning permission is required for the demolition Affordable housing – Is defined in Circular 6/98 as including both low-cost or alteration of such a building. market and subsidised housing. Housing will only be considered ‘affordable’ however Fine Grain – See ‘grain’. by reference to the relationship between local income levels and house prices and Major Development Opportunity (MDO) – These are particular sites or area rents for different types of households, as calculated and published from time to time Form – The layout (structure and grain), density, scale (height and massing), identified in the London Borough of Lambeth revised deposit unitary development plan by the council. Low cost/discounted market housing is unlikely to be affordable in appearance (materials and details) and landscape of development. which include specific planning policies that are read alongside other relevant policies this context. in the Unitary Development Plan to take account of local circumstances.
Grain – The pattern of the arrangement and size if buildings and the degree to Built Form – See ‘form’. which an area’s pattern of street-blocks and street junctions is respectively small and Massing – The combined effect of the height, bulk and silhouette of a building or frequent, or large and infrequent. group of buildings. Compulsory Purchase – The forced purchase of land or private property by central government, a local authority or a government agency for public benefit at a Habitable Room – Room within a residential dwelling considered appropriate for Master Plan – A diagram, or scheme showing how a site or area can be developed. price set by the District Valuer. occupation, excluding bathrooms, passages and kitchens less than 13sqm. Mixed Uses – A mix of uses within a building, on a site or within a particular area. Conservation Area - An area of special architectural or historic interest identified Height – The height of a building can be expressed in terms of the maximum by the Local Planning Authority under the Planning (Listed Buildings & Conservation number of floors; a maximum height of parapet or ridge; a maximum overall height; Movement – People and vehicles going to and passing through buildings, places and Areas) Act 1990. There is a statutory duty to preserve or enhance the character or any of these maximum heights in combination with a maximum number of floors; spaces. appearance of such areas. Buildings in such areas are protected from unauthorised a ratio of building height to street or space width; height relative to particular demolition in part or in full, and trees may not be felled or pruned without 14 days landmarks or background buildings; or strategic views. notice. Natural Surveillance – The discouragement of wrongdoing by the presence of passers-by or the ability of people to be seen out of surrounding windows. Human Scale – The use within the development of elements, which relate well in Context – The setting of a site or area, including factors such as traffic, activities size to an individual human being and their assembly in a way, which makes people Node – A place where activity and routes are concentrated often used as a synonym and land used as well as landscape and built form. feel comfortable rather than overwhelmed. for junction.
Density – The floor space of a building or buildings or some other unit measure Landmark – A building or structure that stands out from its background by virtue Perimeter Block – This is the term given to street blocks where the buildings follow a in relation to a given area of land. Built density can be expressed in terms of plot of height, size or some other aspect of design. 65 development planning guidelines glossary
continuous building line around the block and contain private space within backyards community, improving public transport, encouraging the provision of homes and adopted in PPG1) as ‘Development which meets present needs without compromising or courtyards. This is opposed to individual buildings that sit in the middle of plots. securing sustainable improvements to the built and natural environment. the ability of future generations to achieve their needs and aspirations’. Buildings face the street and can accommodate a diversity of use. The private areas Residential Density - The existing or proposed number of habitable rooms enclosed by the rear may contain carparking, servicing or open space. (defined above) in a given area – usually expressed in terms rooms per hectare or acre Travel Plans - A package of measures tailored to the needs of individual sites and (definition derived from “The Greater London Development Plan”, G.L.C., 1976). aimed at promoting greener, cleaner travel choices. The travel plan is supported by a Permeability – The degree to which an area has a variety of pleasant, convenient document submitted as part of a transport impact assessment setting down proposed and safe routes through it. Scale – The impression of a building when seen in relation to its surroundings, or the measures by the developer to deliver sustainable transport objectives. The document size of parts of a building or its details, particularly as experienced in relation to the should also lay out the strategy objectives, targets and include measures for reducing car usage(particularly single occupancy journeys) and promoting and securing increased Planning Obligation - A legal undertaking entered into in connection with a size of a person. Sometimes it is the total dimensions which give it its sense of scale use of walking, cycling and public transport. planning permission under Section 106 of the Town and Country Planning Act and at other times it is the size of elements and the way they are combined. 1990. Such obligations may restrict development or use of land; require operations or activities to be carried out in, on, under or over the land; require the land to be Spatial Development Strategy (The London Plan) - The Spatial Development Urban Design - The art of protecting, improving and making new places for people. used in any specified way; or require payments to be made to the planning authority Strategy (The London Plan) aims to set out an integrated social, economic and Urban design involves the design of buildings, spaces and landscapes, in villages, either in a single sum or periodically. Planning obligations may be created by environmental framework for the future development of London. The stated aims of towns and cities and the establishment of frameworks and processes, which facilitate agreement or by unilateral undertakings on the part of the developer/owner of the the SDS are to: successful development. land. View – What is visible from a certain point. • Look forward over a 15-20 year period; Planning Permission - Formal approval given by a local planning authority for • Integrate the physical and geographic dimensions of the Mayor’s other strategies, development requiring planning permission (see General Permitted Development including broad locations for change, providing a framework for land use Order), usually valid for five years for a full permission or three years for an outline management and development; permission in which details are reserved for subsequent approval. • Set out proposals for implementing and the funding strategy; • Be the London wide context within which individual boroughs will set their local Public Open Space - Public parks, commons, heaths and woodland and other planning policies through their Unitary Development Plans (UDP’s); open spaces with established and unrestricted public access and capable of being • Be London Spatial response guidance on European Spatial Planning; and classified according to an open space hierarchy, though not necessarily publicly • Set the policy framework for the Mayor’s involvement in individual planning owned. (Source: RPG3) decisions.
Public Realm - The network of streets and spaces (whether public or private) that form gaps between buildings, hard and soft landscaping, the setting of buildings and Supported Housing - Programme of support and service provision in ordinary the connections between them. They also function as important spaces for social housing within the local community for people with mental or physical disability or contact and public events in their own right. other problems requiring special support. The aim is to enable a more independent life than would be possible in a larger institution.
Regeneration - Changes in Lambeth’s economy, as in many areas of London, has seen large areas of redundant or under-used buildings, rundown areas including Supplementary Planning Guidance - Guidance leaflets, additional and town centres, with little or no investment, unemployment, poverty, disadvantage, supplementary to the Unitary Development Plan, on how to implement its policies. social exclusion and crime. Regeneration seeks to address these problems by a process For example on domestic extensions and shopfronts. of intervention – re-directing resources to arrest decline, targeting disadvantage, promoting skills and education opportunities, increasing secure employment Sustainable Development – As defined by the Bruntland Report (1987 and opportunities, encouraging a sense of well-being within the business and local 66 myatts field north appendices 68 myatts field north appendix a consultation on DPGs
Aims of Consulation on DPGs Stage 2: All materials and activities will be agreed with the Council before publication. Residents recruited through Myatts Field North TMO may carry out the door-to- The second stage of consultation will take place once the draft guidelines and The Development Planning Guidelines for Myatts Fields North will frame the renewal door survey. The door-to-door survey will also be used to identify people willing to sustainability appraisal are produced. The audience for this consultation would of that neighbourhood, and as such need to respond to good urban planning and take part in the focus groups. design practice, the local and strategic planning framework, and the aspirations include: of the local community and other stakeholders and service providers. The future In order to respond and find out more about the document, please contact: • Myatts Field Stakeholders success of the area will rest to a large extent on the successful engagement of these • Other Statutory Bodies, including but not limited to the GLA, TfL, Environment Clive Fraser groups. Agency, English Heritage, CABE, etc. Lambeth Council Planning Service Phoenix House The consultation process must therefore aim to engage, inform and respond to the • Local community and amenity groups local community and stakeholders with clear communication and consultation. The 10 Wandsworth Road • Representative bodies consultation should also maximise responses from local residents and hard to reach London SW8 2LL • Lambeth First sections of the community. Telephone: 020 7926 1180 • Individual residents (including adjoining residents) Fax: 020 7926 2509
All information produced and communicated will be accessible, succinct, informative Methodology and engaging. The documents will be available on the Council’s website, at the Feedback from Stakeholder Workshop Consultation will include two key stages, as follows: Council’s Planning Office (Phoenix House - address below) and at local libraries. As noted earlier the first stage of consultation involved a stakeholder workshop, A summary of the draft guidelines will be produced and sent to all the groups • Stage 1 – Workshop session to introduce the role of the Development Planning which was held in the Patmos Community Centre on 10th November 2005. This was above. It will include an invitation to a local event where people can come and find Guidelines and to establish key issues and priorities for a range of stakeholders. facilitated by Tibbalds Planning and Urban Design and Johnson Pancucci on behalf out more about the guidelines and give comments. This will be a drop-in exhibition • Stage 2 – Consulation on the draft guidelines will take place once the draft of Lambeth Council’s Planning Department. The purpose of the workshop was to at a local venue. guidelines and sustainability appraisal are approved by the Council for public introduce the role of the Development Planning Guidelines and to establish key consultation. A questionnaire with a reply paid envelope will be distributed with the summary. In issues and priorities for a range of stakeholders. this way residents and other stakeholders can return their comments on a standard Stage 1: The structure of the event and a note of the comments and discussion topics raised form to allow the accurate recording of views. Additional comments can also be The first stage of consultation involved a ‘Stakeholder Workshop’, which was held in at the workshop are set out below: captured. The questionnaire will also be available at the exhibition and a door-to- the Patmos Community Centre on the 10th November 2005. The stakeholders who door survey will be carried out to maximise responses. Anecdotal feedback received Structure of Workshop: attended the workshop included: will also be recorded. Introduction • Resident representatives from Myatts Field North The exhibition, summary and questionnaire can be left as an unstaffed resource for • Officers from Myatts Field North TMO • The purpose of the Development Planning Guidelines the remainder of the consultation period, possibly in the Myatts Field TMO office. • Metropolitan Police • Why are we consulting again? There will also be focus groups at which the draft guidelines will be reviewed and • Vassall Area Regeneration Group (VARG) • Why is it being done now? responses sought and recorded. • Myatts Field Park Project • What happens next? • Lambeth Council officers from Housing Regeneration, Transport, Planning, Youth The summary of the draft guidelines can be translated into the major languages • Format of workshop and Social Services used within the community if required and could be produced in other formats. • Topics for discussion
Invitations were also sent to Ward Councillors, local schools and other service Attendance and the number and quality of responses generated will be monitored The workshop then broke into three groups with a facilitator from Tibbalds in each. providers. The feedback obtained from this workshop is summarised later in this and reviewed as the above takes place. In this way the later activities can be Materials included plans of the estate and the master plan proposals from Levitt Section. targeted as necessary to ensure a good response rate from a range of groups. Bernstein.
69 development planning guidelines appendix a consultation on DPGs
All participants were able to part in each of the theme groups during the workshop. • Would like cars to be able to park close to owner’s homes, but don’t want to OPEN SPACE AND COMMUNITY generate more rat runs or traffic from elsewhere. • Open space to be useable, safe and functional with clear, visible routes. To cater The three topics discussed were: • Parking should be for residents, not commuters for everyone and not replicate current provision in the neighbourhood • Buildings and Density • Parking control at no cost preferred, parking spaces to be allocated • How about themed spaces, not one big park? Funding and management are • Movement and Access • Concerns about rat running along Akerman Road. important and need to be resolved very early • Open space and Community • Car club scheme to overcome the problem of the lack of local shops • Existing mature trees are important to retain, tree-lined streets would be nice Following discussion within each group, responses were noted and collected at • Give the choice to residents to cross the park at night. At the moment people • Could link green spaces like Mostyn Gardens to Myatts Park the end of the workshop. There was also a brief round up of key issues from each tend to walk at the edges of the estates along the major vehicular routes • Some concern about access to the new open space proposed for neighbours of group. • Parking could be better integrated to houses (present Lambeth parking standard the estate – Why is the park at the back? is 1:1) • Community facilities are essential and spaces need to be multi-functional Comments made on key discussion topics: • Create a Home Zone character across the estate • Facilities to be easily accessible, not just from within the estate BUILDINGS AND DENSITY • Possible reopening of dead-end at the end of Cowley Road towards Vassall Road • Keep the Community Centre and Health Centre near to the park and other • Quality of materials very important, traditional materials generally preferred. • Better access by car to the estate for residents active uses Homes for rent and sale should not be different • New development as a place integrated with the surrounding without being • Resources for older children (12+) are needed • Homes to have a clearly defined back and front with front doors opening onto separated • The shops on the estate could be redeveloped. Foxley Square fails because of the street. Houses and flats should look two ways, not be single aspect • Existing pedestrian dead-ends are perceived as safe lack of access.
• Gardens and/or balconies should be provided for all homes • Closure of parks at night (gated for security reasons) Although a large amount of consultation has already taken place on this project, • Bedrooms to be upstairs • Lack of connection between estate and Brixton Road participants were very willing to engage in discussions about the future of Myatts • Flats are acceptable, but with good quality lobby areas. To have the minimum • Housing closer to Akerman Road in order to increase safety Field North, and to reiterate their priorities and concerns about the redevelopment. number of flats per stairwell. Family homes should be on lower levels • Patmos Road is one of the busiest roads surrounding the estate Many of those who were unable to attend the workshop have asked to be kept • Four storey maximum height preferred as it avoids the need for lifts • No underground car parking because perceived to be unsafe and underutilised informed of progress and wish to comment on the draft Guidelines once produced. • Keep out the noise! • Create connections along desire lines to Brixton Road and Camberwell New Road • Environmentally friendly, energy efficient buildings would be welcomed (to reach bus stops and local shops) Consultation on Sustainability Appraisal • Some concern that development would be too dense • Must be able to find your way around easily As part of the DPG process a Sustainability Appraisal (SA) has been carried out. This • Lighting in public areas very important is to ensure that the proposals put forward in the DPG are fully considered in regard to how they contribute towards sustainable development. The SA is a document • Easy maintenance and a good maintenance contract are very important. The that is subject to the same consultation process as the DPG and is freely available to current estate is difficult to maintain and keep clean the public. MOVEMENT AND PARKING • New development should be more permeable than currently, with clear, direct routes, more entrances to the estate, but not opened up too much • More frequent or additional buses are needed • Routes should be pedestrian-friendly, with wider streets if shared with cars. Current estate roads are too narrow. Could create a Home Zone character across the estate 70 myatts field north appendix b policy review
National Policy and Guidance • Access and movement: places with well-defined routes, spaces and entrances • Maintenance An environment which can be well maintained over the long-term that provide for convenient movement without compromising security; • Sustainability Housing designed to minimise resource consumption All PPS1 Delivering Sustainable Communities • Structure: places that are structures so that different uses do not cause conflict; • Detail Well considered detailing of buildings and spaces This sets out the overarching planning policies on the delivery of sustainable • Surveillance: places where all publicly accessible spaces are overlooked; PPG 12: Local Development Frameworks development through the planning system. Guidance is given on planning for • Ownership: places that promote a sense of ownership, respect, territorial social cohesion and inclusion, protection and enhancement of the environment, the responsibility and community; Local planning authorities should prepare supplementary planning documents taking prudent use of natural resources and achieving sustainable economic development. • Physical protection: places that include necessary, well-designed security into consideration the process of continuous community involvement in accordance It emphasises the importance of a plan led system and the integration of sustainable features; with the statement of community involvement. The process for preparing a development into development plans. Spatial planning is promoted, which goes supplementary planning document is similar to the process for development • Activity: places where the level of human activity is appropriate to the location beyond traditional land use planning to integrate policies for the development and plan documents but simplified. There is no requirement for the preparation of and creates a reduced risk of crime and sense of safety at all times; and use of land with other policies and programmes, which influence the nature of preferred options but there should be community involvement on a draft during its • Management and maintenance: places that are designed with management and places and their functionality. Design is strongly promoted and states that ‘Good preparation and participation under Regulation 17. design is indivisible from good planning’. Community involvement in recognised as maintenance in mind, to discourage crime in the present and the future. vitally important to planning. PPG 13: Transport PPG 3: Housing Good Practice Guide for PPS1: By Design: Urban Design in the This guidance emphasizes the key role land use planning has in delivering the PPG 3 sets out the Government’s objectives for housing and promotes more Planning System Governments integrated transport strategy. The objectives of this guidance are to sustainable forms of development through making better use of previously integrate planning and transport at the national, regional, strategic and local level developed land. It requires that new housing and its environment should be well PPS 1 acknowledges By Design as good practice guidelines for planning authorities to: to assess the achievement of high quality and inclusive design. It identifies seven designed and makes a significant contribution to promoting urban renaissance and objectives of good urban design that need to be considered within the context of improving the quality of life. It also sets out the standards for measuring residential • Promote more sustainable transport choices for both people and for moving an environment. These objectives allow the analysis of the factors that contribute to land and density for the planning system in England. freight; successful streets, spaces, villages, towns and cities and are as follows; Good Practice Guide for PPG 3: Better Places to Live By Design • Promote accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling, and • Character - A place with its own identity This good practice guide lays out the development principles for successful housing. • Reduce the need to travel, especially by car. • Continuity and Enclosure - A place where public and private spaces are clearly distinguished. • Movement A movement framework which is safe, direct and attractive to all PPG 15: Planning And The Historic Environment users • Quality of the public realm - A place with attractive and successful outdoor The guidance sets a framework for planning to reconcile the need for economic areas. • Mix A rich mix of housing opportunities growth with the need to protect the historic environment. It recognises that the • Community A sense of neighbourhood and community ownership • Ease of movement - A place that is easy to get to and move through. historic environment is by its nature irreplaceable, but that in practice it cannot be • Legibility - A place that has a clear image and is easy to understand. • Structure A coherent structure of buildings, spaces, landscape and routes for preserved unchanged. The guidance calls for the identification of what is special in movement • Adaptability - A place that can change easily. the historic environment and the capacity for change, and for an assessment of the • Layout Street layout and design which is appropriate to use and context impact of development on the historic environment to be taken fully into account • Diversity – A place with variety and choice • Place Attractive and clearly defined public and private spaces along with other considerations. The guidance emphasises that conservation of Companion Guide to PPS1: Safer Places; The Planning System and the historic environment and sustainable economic growth are complementary • Amenity Pleasant gardens and private amenity space Crime Prevention objectives. • Parking Convenient but unobtrusive car parking The aim of this guide is to demonstrate how good planning can contribute to crime • Safety A safe and secure environment PPG 17: Planning for Open Space, Sport and Recreation prevention, the creation of safer places and well-designed, sustainable communities. • Space Well planned homes which provide space and functionality Highlights the importance of open spaces, sports and recreation in people’s quality It establishes seven attributes of sustainable communities that are particularly • Adaptability Housing which is robust and adaptable to changing requirements of life. It identifies the need to protect open space of high quality, or of particular relevant to crime prevention: 71 development planning guidelines appendix b policy review
value to the local community and assess existing and future needs for open space, • five principles – with a more explicit focus on environmental limits The Mayor is seeking the maximum provision of housing in Greater London and is sport and recreation through robust assessments. Quantitative and qualitative • four agreed priorities – sustainable consumption and production, climate pursuing a target of 30,000 additional homes per year from all sources until 2016. audits of existing open space, sports and recreational facilities should also be change, natural resource protection and sustainable communities, and Housing provision up to 2006 will be monitored against a minimum target of undertaken, thus enabling Local Authorities to develop strategies and policies and 23,000 additional homes per year. The London Plan calls upon Lambeth to provide • a new indicator set, which is more outcome focused, with commitments to look locally derived standards. Open space is defined in the Town and Country Planning 1,450 homes per year until 2016. These figures will be reviewed by 2006 and at new indicators such as on wellbeing. Act 1990 as land laid out as a public garden, or used for the purposes of public periodically thereafter. The Mayor will promote policies that seek to achieve and to recreation, or land which is a disused burial ground. There is a presumption against exceed this target. the development of open spaces unless they are clearly surplus to requirements. The London Plan (February 2004) Policy 3A.2 Boroughs Housing Targets However, poor quality or under-use is not a good reason for allowing development. Policy 2A.1 Sustainability Criteria LPAs should use planning obligations to better meet needs by land swaps, or UDP policies should: qualitative improvements in facilities. The Mayor will use the following criteria in developing Sub-Regional Development • seek to exceed the figures in Table 3A.1 and to address the suitability of housing Frameworks (see Chapter 5) and when considering UDPs and planning applications Good Practice Guide for PPG 17: Assessing Needs and Opportunities development in terms of location, type of developmentand impact on the referred to him: locality (see policies, 3D.8, 3D.9, 3D.13, 4B.11 and 4B.12) This guide sets out a method for undertaking local assessments of need and audits of provision, to help deliver accessible, high quality and sustainable open spaces • optimising the use of previously developed land and vacant or underused • identify new sources of supply having regard to: and sports and recreation facilities which meet local needs and are valued by buildings (see Chapter 3, Parts A and B and Chapter 4, Part B) - redevelopment in town centres, suburban heartlands and small scaleresidential local communities. It seeks to build upon good practice and takes account of the • using a design-led approach to optimise the potential of sites (see Chapter 4, infill recommendations of the Government’s Urban Green Spaces Taskforce. Relates to Part B) - intensification of housing provision through development at higher densities Best Value regime and management and maintenance of publicly- owned open • ensuring that development occurs in locations that are currently, or are planned particularly where there is good access to public transport space or sport and recreation facilities. to be, accessible by public transport, walking and cycling (see Chapter 3, Part C) Policy 3A.4 Housing Choice PPG 24: Planning and Noise • ensuring that development occurs in locations that are accessible to town centres, employment, housing, shops and services (see Chapter 3, Part D) Boroughs should take steps to identify the full range of housing needs within their Emphasises that the impact of noise can be a material consideration in the • ensuring that development takes account of the capacity of existing or planned area5. UDP policies should seek to ensure that: determination of planning applications. It notes that it will be hard to reconcile infrastructure including public transport, utilities and community infrastructure, some land uses, such as housing, hospitals or schools, with other activities which • new developments offer a range of housing choices, in terms of the mix of such as schools and hospitals (see Chapter 3, Part A and C) generate high levels of noise, but the planning system should ensure that, wherever housing sizes and types, taking account of the housing requirements of different practicable, noise-sensitive developments are separated from major sources of noise. Policy 2A.4 Areas for Regeneration groups, such as students, older people, families with children and people willing to share accommodation Within the Areas for Regeneration shown on Map 2A.2 the Mayor will work with PPG 25: Development and Flood Risk • all new housing is built to ‘Lifetime Homes’ standards strategic partners to achieve their sustained renewal by prioritising them for Introduces the concept of the ‘precautionary principle’ in relation to flooding. It • ten per cent of new housing is designed to be wheelchair accessible, or easily action and investment. In their UDPs, Community Strategies, and Neighbourhood defines development that is likely to be inappropriate on the basis of flood risk and adaptable for residents who are wheelchair users. Renewal Strategies, boroughs should identify Areas for Regeneration and set out seeks to limit development in these areas. integrated spatial policies that bring together regeneration, development and Policy 3A.7 Affordable Housing Targets UK Sustainable Development Strategy transport proposals with improvements in learning and skills, health, safety, access, employment, environment and housing. These policies and actions should state how UDP policies should set an overall target for the amount of affordable housing The Government has a new purpose and principles for sustainable development and they seek to achieve the government’s objective, which the Mayor supports, that provision over the plan period in their area, based on an assessment of all housing new shared priorities agreed across the UK, including the Devolved Administrations. no-one should be seriously disadvantaged by where they live within 10–20 years. needs and a realistic assessment of supply. In setting targets boroughs should take The strategy contains: UDP policies should identify any local regeneration areas and highlight any suitable account of regional and local assessments of need, the Mayor’s strategic target for affordable housing provision that 50 per cent of provision should be affordable and, • a new integrated vision building on the 1999 strategy – with stronger additional strategic areas for inclusion in the first review of the London Plan. within that, the Londonwide objective of 70 per cent social housing and 30 per international and societal dimensions Policy 3A.1: Increasing the Supply of Housing 72 myatts field north appendix b policy review cent intermediate provision, and the promotion of mixed and balanced provided from new developments to public transport nodes and key land uses, • take account of the needs of business for delivery and servicing movements communities. taking account of the need to connect people to jobs, to town centres and to • provide adequate facilities for coaches that minimise impact on the road schools Policy 3A.14 Addressing the Needs of London’s Diverse Population network capacity and are off-road wherever possible • identify, complete and promote high quality walking routes including the six • generally resist the introduction of temporary car parks UDP policies should identify the needs of the diverse groups in their area. They strategic walking routes identified in the Mayor’s Transport Strategy • encourage good standards of car parking design. should address the spatial needs of these groups, and ensure that they are not • ensure that Thames-side developments incorporate provision for a riverside disadvantaged both through general policies for development and specific policies walkway in accordance with Countryside Agency standards Policy 3D.7 Realising the Value of Open Space relating to the provision of social infrastructure (policy 3A.15), the public realm, • ensure that the pedestrian environment is accessible to disabled people The Mayor will work with strategic partners to protect and promote London’s inclusive design and local distinctiveness (policies 4B.4, 4B.5 and 4B.7). Existing • take account of measures set out in the TfL Walking Plan for London network of open spaces, to realise the current and potential value of open space facilities that meet the needs of particular groups should be protected and where to communities, and to protect the many benefits of open space, including those shortfalls have been identified, policies should seek measures to address them • improve the safety and convenience of pedestrian routes to school. associated with health, sport and recreation, children’s play, regeneration, the proactively. Policy 3C.21 Improving Conditions for Cyclists economy, culture, biodiversity and the environment. Policy 3A.15 Protection and enhancement of social infrastructure UDP policies should: Policy 3D.12 Biodiversity and Nature Conservation and community facilities • identify and implement high quality, direct, cycling routes, where possible The Mayor will work with partners to ensure a proactive approach to the protection, UDP policies should assess the need for social infrastructure and community segregated from motorised traffic, giving access to public transport nodes, town promotion and management of biodiversity in support of the Mayor’s Biodiversity facilities in their area, including children’s play and recreation facilities, centres and key land uses Strategy. The planning of new development and regeneration should have regard to services for young people, older people and disabled people, as well as libraries, • ensure that routes are segregated from pedestrians as far as practicable, but are nature conservation and biodiversity, and opportunities should be taken to achieve community halls, meeting rooms, places of worship and public toilets. Adequate not isolated positive gains for conservation through the form and design of development. Where provision for these facilities is particularly important in major areas of new appropriate, measures may include creating, enhancing and managing wildlife development and regeneration. Policies should seek to ensure that appropriate • identify, complete and promote the relevant sections of the London Cycle habitat and natural landscape. Priority for habitat creation should be given to sites facilities are provided within easy reach by walking and public transport of the Network Plus, and other cycling routes which assist in achieving the targets in Biodiversity Action Plans (BAPs) and sites • take account of measures identified in the TfL Cycling Action Plan Policy 3C.15 Road Scheme Proposals within or near to areas deficient in accessible wildlife sites. • encourage provision of sufficient, secure cycle parking facilities within All road schemes in London should: developments. Policy 4A.6 Improving Air Quality
• contribute to London’s economic regeneration and development Policy 3C.22 Parking Strategy The Mayor will and boroughs should implement the Mayor’s Air Quality Strategy • not increase the net traffic capacity of the corridor unless essential to and achieve reductions in pollutant emissions by: UDP policies and transport Local Implementation Plans should: regeneration • improving the integration of land use and transport policy and reducing the • adopt on- and off-street parking policies that encourage access by sustainable • provide a net benefit to London’s environment need to travel especially by car (see Chapter 3, Part C) means of transport, assist in limiting the use of the car and contribute to • improve safety for all users • promoting sustainable design and construction (see Chapter 4, Part B) minimising road traffic • improve conditions for pedestrians, cyclists, disabled people, public transport • identifying environmental constraints on polluting activities to ensure protection • adopt the maximum parking standards set out in the annex on parking and business of local air quality, setting out criteria in respect of different pollutants against standards (Annex 4) where appropriate, taking account of local circumstances • integrate with local and strategic land use planning policies. which plans and policies can be appraised and proposals assessed and allowing for reduced car parking provision in areas of good transport Policy 3C.20 Improving Conditions for Walking accessibility • ensuring at the planning application stage, that air quality is taken into account along with other material considerations and that formal air quality assessments • reduce the amount of existing, private, non-residential parking, as opportunities UDP policies should: are undertaken where appropriate, particularly in designated Air Quality arise management Areas • ensure that safe, convenient, accessible and direct pedestrian access is • recognise the needs of disabled people and provide adequate parking for them • seeking to reduce the environmental impacts of transport activities by 73 development planning guidelines appendix b policy review
supporting the increased provision of cleaner transport fuels, particularly with • Create or enhance the public realm; biodiversity respect to the refuelling infrastructure • Provide or enhance a mix of uses; • promote sustainable waste behaviour in new and existing developments, • working in partnership with relevant organisations, taking appropriate steps • Are accessible, usable and permeable for all users; including support for local integrated recycling schemes, CHP schemes and other to achieve an integrated approach to air quality management and to achieve treatment options (subject to Policy 4A.1 and 4A.2). • Are sustainable, durable and adaptable; emissions reductions through improved energy efficiency and energy use (see • Are safe for occupants and passers-by; Policy 4C.8 Sustainable Drainage Policy 4A.7). • Respect local context, character and communities; Policy 4A.7 Energy Efficiency and Renewable Energy The Mayor will, and boroughs should, run-off is managed as close to its sustainable • Are practical and legible; urban drainage systems unless there are practical reasons include the local ground The Mayor will and boroughs should support the Mayor’s Energy Strategy and its • Are attractive to look at and, where appropriate, inspire, excite and delight; conditions cases, the developer should seek on site and explore sustainable methods objectives of reducing carbon dioxide emissions, improving energy efficiency and • Respect the natural environment; and close as possible to the site. increasing the proportion of energy used generated from renewable sources by: • Respect London’s built heritage. SPG: Accessible London: Achieving an Inclusive Environment • improving the integration of land use and transport policy and reducing the Policy 4B.3: Maximising the Potential of Sites This guidance promotes social inclusion and seeks to help eliminate discrimation. need to travel by car (see Chapter 3, Part C) It provides detailed advice and guidance on the policies of the London Plan that • requiring the inclusion of energy efficient and renewable energy technology This policy seeks to ensure that development proposals achieve the highest possible promote an inclusive environment in London. and design, including passive solar design, natural ventilation, borehole cooling, intensity of use compatible with local context, design principles, and with public combined heat and power, community heating, photovoltaics, solar water transport capacity. The policy states that the Mayor will refuse permission for Draft SPG: Housing Provision and Affordable Housing heating, wind, fuel cells, biomass fuelled electricity and heat generating plant in strategic planning referrals (housing developments of 500 or more dwellings Draft supplementary planning guidance provides guidance on the application and new developments wherever feasible and large scale commercial development) that, taking into account context and potential transport capacity, under-use the potential of the site. implementation of the policies on housing provision and affordable housing in the • facilitating and encouraging the use of all forms of renewable energy where London Plan. appropriate including giving consideration to the impact of new development London Plan Policy 4B.3 requires UDPs to develop policies in line with the on existing renewable energy schemes Sustainable Residential Quality (SRQ) approach and adopt the residential density This draft guidance states that London has a finite supply of land and for it to • minimising light lost to the sky, particularly from street lights. ranges set out in Table 4B.1 of the London Plan. The table is a density location successfully absorb the anticipated growth in population and jobs it will be vital matrix that allows sites to be assessed against these key criteria in order to generate to make the best use of available sites and development opportunities. Growth Policy 4A.8 Energy Assessment broad guidelines on density for different types of residential development, and is a should be focused on areas with good public transport and all new schemes should adopt high standards of design and construction. There should be more mixed use The Mayor will and boroughs should request an assessment of the energy demand key element of the London Plan. developments which successfully combine housing, employment, commercial and of proposed major developments, which should also demonstrate the steps taken Policy 4B.6 Sustainable Design and Construction community facilities, to help reduce the need to travel and to assist vitality and to apply the Mayor’s energy hierarchy (see Paragraph 4.19). The Mayor will expect safety by preventing areas becoming deserted and hostile at different times of the all strategic referrals of commercial and residential chemes to demonstrate that the The Mayor will, and boroughs should, ensure future developments meet the highest day. proposed heating and cooling systems have been selected in accordance with the standards of sustainable design and construction and reflect this principle in UDP following order of preference: passive design; solar water heating; combined heat policies. These will include measures to: Draft SPG states that the density of schemes should be considered in terms of and power, for heating and cooling, preferably fuelled by renewables; community habitable rooms per hectare (as well as dwellings per hectare) because consideration • re-use land and buildings heating for heating and cooling; heat pumps; gas condensing boilers and gas central of housing mix in terms of the number of bedrooms in dwellings is necessary to • conserve energy, materials, water and other resources heating. reflect the needs of different types of households. Where family housing is provided • ensure designs make the most of natural systems both within and around the Policy 4B.1: Design Principles for a Compact City accessible play spaces designed to meet the needs of younger and older children building should be provided, and the likely child yield from all large schemes should be The Mayor will, and boroughs should, seek to ensure that developments: • reduce the impacts of noise, pollution, flooding and micro-climatic effects considered. • ensure developments are comfortable and secure for users • Maximise the potential of sites; • conserve and enhance the natural environment, particularlyin relation to 74 myatts field north appendix b policy review
Lambeth Adopted UDP Numbered and Classified Unnumbered roads); regard to demolition. • other roads. Policy H4 - Housing Improvements Policy ENV24 Waste Management and Disposal Policy T3 Road Network Promotes and encourages improvement of the housing stock and the local Requires adequate provision to be made for the safe storage and collection of environment of housing areas in accordance with residential development Seeks to channel traffic away from residential and other environmentally ensitive waste, in both new developments and refurbishments standards SPG. areas, onto the roads most appropriate to take it within ‘A’-road and local Policy ENV25 Recycling and Re-use distributor road networks. Policy H5 Environmental Improvements Encourages the expansion of existing recycling schemes, the introduction of new Policy T4 Traffic Management and Calming Measures To enhance the environment in residential areas including: improved safety initiatives, and the re-use of items to save energy and resources. and security, traffic calming schemes, provision of amenity space and play The Council will develop a strategic framework for prioritising and introducing Policy ED1 Provision of Nursery Education space, landscaping, tree planting and protection, and the designation of further traffic management and traffic calming schemes. conservation areas. Seeks to increase the number of full-time and part-time places for nursery Policy ENV11 Trees in the Landscape education. Policy H6 New Housing Developments The Council will prepare and implement landscaping and tree planting schemes in Policy ED4 New Education Premises and Extensions Encourages new building, rehabilitation and conversion of suitable property by consultation with local residents, where appropriate. Priority will be given to: the private sector, housing associations and others to meet the Borough’s needs, The Council will generally approve planning proposals for new build and conversions • vacant and derelict sites; particularly for affordable housing. providing the following requirements are met: • schemes which would enhance the visual amenity and value for wildlife of Policy EMP4 Development of Employment Opportunities public open spaces and other publicly accessible areas; • it is an appropriate site for education purposes; • there is a shortage of education places in the Borough or within accessible Seeks to develop employment opportunities by identifying and promoting suitable • areas with a noticeable absence of mature trees; distance; sites and encouraging private developments for employment generating uses. • major thoroughfares; • the developments will not have adverse effects on the general amenity of the • the screening of visually disruptive uses, such as car parks. Policy CD15 Design of New Development area nor be located where noise and traffic will disturb learning; Seeks to achieve a high quality of design in all new development, carefully related Policy ENV15 New and Improved Lighting • the site is readily and safely accessible by public transport, bicycle and on foot. to its surroundings and contributing positively to the area. The appearance of Seeks to improve the quality of existing lighting schemes in streets, on housing Policy ED6 Joint Use of School Facilities by the Community public frontages is especially important and public facilities will be sought where estates and in public open spaces and to encourage similar standards on privately appropriate. owned sites. Seeks to encourage the joint use of education and recreation facilities between schools; and the community. Policy S3 New Shopping Development, Rebuilding and Extension of Policy ENV16 Environmental Aspects Existing Shops Policy ED7 Pedestrian Safety Near Schools Seeks to achieve high standards of safety, security and environmentally acceptable Encourages the construction of new shops and rebuilding/extension of existing design in all new developments and refurbishment schemes. Seeks to improve pedestrian safety near schools, either by providing pedestrian shops within Streatham and Brixton Major centres, the District centres and the crossings and school crossing attendants, or introducing traffic management Neighbourhood centres subject to a range of considerations. Policy ENV18 Water schemes. Policy T2 Road Hierarchy Seeks to protect surface water and groundwater resources from pollution and Policy RL24 Improving Pedestrian Access to Parks deterioration arising from development. Sets out the following classification for roads in the Borough: Seeks to improve pedestrian access to parks and open spaces. Policy ENV22 Demolition Practice • ‘A’-roads, (including Trunk roads, Designated roads, and Main Borough roads); Policy RL26 Safety and Security in Parks Seeks to protect the environment and local amenity of the surrounding area in • Local Distributor roads, (including many, but not all, of the DoT’s Classified Seeks to enhance the safety and security of park users. 75 development planning guidelines appendix b policy review
Policy RL29 Housing Amenity Open Space residential amenity. • Freight transport; • Cars; Seeks the improvement of housing amenity space. Policy 8 Accessible Development/Integrated Transport Policy 14 Parking and Traffic Restraint (Interim Policy) Policy RL35 Sports and Play Facilities in Parks Seeks to ensure that development should, be located and designed to be accessible by the whole community, promote social inclusion and reduce reliance on the The level of private parking permitted will be restricted to no greater than the Encourages more intensive use of facilities and provide a greater range of sport and private car. standards and may be reduced to this level by condition or Section 106 agreement. play facilities in certain parks. The level of such parking should not, however, be below minimum disabled persons Policy 9 Transport Impact Policy AT3 Provision of Arts in New Development and other essential operational parking. Requires the submission of an independent Transport Assessment (TA) for all Policy 15 Additional Housing (Interim Policy) In most cases developers will be encouraged to allocate at least 1% of the capital developments, which are likely to have a significant transport impact. Development cost of the development to commission artistic works for the purpose of public art. with an unacceptable transport impact and/or contributing to a transport capacity Lambeth will provide over the plan period to 2002-2016 sufficient additional Lambeth SPG Residential Development Standards shortfall, or leading to a compromise in the condition of highway safety will be housing to meet rates of provision in line with, and in addition to, the Borough’s refused. assessed levels within the London Housing Capacity Study 2000. Safety and security must be a primary consideration in the design of all new The following additional housing dwelling units shall be provided: development and environmental improvements. Applicants will normally be Policy 10 Walking and Cycling expected to demonstrate that the development would not result in damage to the Seeks to ensure that development proposals should maintain and enhance the i) a minimum of 20,500 (about 1400 /year) net additional overall dwelling amenity of the area with regard to the planning criteria set out below: walkability with safe, direct and convenient routes - especially to key destinations completions between 2002 and 2016; and (a) height; (b) daylighting; (c) massing; (d) bulk; (e) overlooking; (f) activity such as schools, shopping centres and public transport facilities. ii) as part of this, the development of a minimum of 8,200 (about 550 /year net) additional affordable dwelling completions between 2002 and 2016. generated; (g) scale in relation to surrounding buildings; and (h) landscaping. New developments should connect to, facilitate or and improve upon the network with direct, safe and well lit cycle routes (as public rights of way) and have full cycle Policy 16 Affordable Housing (Interim Policy) access and facilities. Revised Deposit UDP The normal expected level of provision will be 50% of habitable rooms or 40% Policy 11 Management of Road, Bus and Freight Networks where there is no public subsidy on capable sites of providing 10 or more dwellings Policy 1 The Vision for Lambeth or 0.1 ha or more in size. On the Transport for London Road Network (as shown on the Proposals Map) The Vision for Lambeth is to promote high quality, sustainable development and priority will be given to distribution traffic, particularly for business journeys, buses, A range of unit sizes of affordable housing should be provided, having regard to urban renaissance by making Lambeth a great place to live, visit and work. cycles and commercial vehicles. There is a general presumption against new accesses local circumstances, site characteristics, and the aims of the borough’s annual The vision seeks to maximise the opportunities for residents and others from or increased use of existing accesses unless a project is essential to regeneration. Housing Strategy. The affordable element should be demonstrated as being Lambeth’s location at the heart of a world city through improved employment capable of being built as such without further design amendment, be available In considering the management of the road network, in accordance with the opportunities, better public transport links and improved access on foot and for occupation at the same time, or sooner, as other elements, and be distributed principles above, and the impact of development, priority will be given in case of by bicycle; and ensuring healthy, safe, inclusive, mixed, liveable and balanced through different parts of a site. The tenure of different elements of a scheme conflict, to traffic in the following declining order: communities – giving priority to protecting residential amenity, ensuring adequate should not be apparent from the siting, appearance or layout. provision of community facilities, providing more housing (in particular more • Walking; Policy 20 Mixed-use Development affordable housing), protecting and improving Lambeth’s heritage, character and • Cycling; open spaces, and the regeneration of Lambeth’s most deprived communities. A mix of compatible land uses should be retained and enhanced in the development • Buses; of all major sites elsewhere (other than in Key Industrial Business Areas unless Policy 7 The Protection of Residential Amenity • Rail services; designated as mixed-use employment areas). Seeks to ensure predominantly residential areas are protected from new, or • Taxis and minicabs; Policy 26 Community Facilities intensification of an existing, incompatible non-residential uses. In mixed-use areas, • Motorcycles/scooters; non-residential uses, will be controlled in relation to residential uses to protect 76 myatts field north appendix b policy review
Proposals for community facilities serving a neighbourhood or district function residents. Buildings should be of a scale, massing and height that is appropriate to landscape design, enhancing the setting, connections and spaces between buildings. should be located in or adjoining a town or local centre. Where there are no their site characteristics, setting, civic function and/or importance and location in The design of public spaces and the style and setting of street furniture should suitable sites in these areas, small-scale community facilities should be located on the townscape. Proposals for higher densities than that prevalent in the surrounding relate well to the surrounding urban context and character (having regard to best a site with moderate or better public transport accessibility, which is easily and area will be encouraged in appropriate locations, which will include Central London, practice such as “Streets for All”). safely accessible by cycling and walking. town centres, Transport Development Areas and areas of good, very good or Trees of high amenity value will be protected, including during construction, exceptional or better public transport accessibility. Schemes that underdevelop a Policy 31 Streets, Character and Layout through the se of planning conditions and Tree Preservation Orders. The planting of site will be refused. Illustrations of the densities that can be achieved are shown in new street trees will be promoted and encouraged. An Urban Design Statement (see Glossary) should be submitted for all major Table 10. In all cases, however, development should not unacceptably overbear on development proposals, and smaller proposals sites in sensitive or prominent surrounding development or harm residential amenity. For development affecting Policy 45 Open Space and Sports Facilities locations. conservation areas or listed buildings (or their setting), protecting or enhancing their character and appearance takes precedence. The Council will protect Open Space in the Borough (as identified on the Proposals Development should add to a connected series of streets, street blocks, public Map and as defined below) from inappropriate built development. Inappropriate spaces and walk able neighbourhoods, designed around the needs of the Policy 32a Renewable Energy in Major Developments built development is development that would result in the loss of or damage to pedestrian, responding and adding to connected patterns of streets, landmarks, open space. All major developments (above a threshold of 1000 sqm or 10 dwellings) are the topography and landscape features in the area. Development must maximise required to incorporate equipment for renewable power generation so as to provide Exceptionally, some development on open space sites may be permitted if it pedestrian accessibility and not sever or extinguish any existing pedestrian rights at least 10% of their predicted energy requirements. comprises: of way. Policy 32b Sustainable Design and Construction Policy 31a Community Safety • small-scale development that is ancillary to the use and enjoyment of the open space; or All development proposals should show, by means of a Sustainability Assessment, Development should enhance community safety. Development will not be how they incorporate sustainable design and construction principles, including: • development that facilitates or enhances public access; or permitted where opportunities for crime are created, or where its results in an • development that makes compensatory provision in the vicinity for replacement increased risk of public disorder. In particular, developers should show how they • employing built forms, materials, orientation and layout (passive solar gain), and open space of equal or better quality and size; or have taken ‘Secured by Design’ into account. Any public spaces and access ways renewable energy production, natural ventilation and cooling, where practical, • the selective development of housing amenity areas where significant through or adjoining a site should be overlooked, have appropriate lighting and that will contribute to reduced energy consumption and associated emissions. regeneration and community benefits will be achieved which could not be clear sight lines. Larger schemes should, wherever feasible, include combined heat and power and achieved in any other way, for example in relation to estate-based regeneration community heating; Policy 32 Building Scale and Design projects. Such development would be acceptable where the resultant quality of • avoiding negative micro-climatic effects (e.g. wind turbulence); local housing amenity areas is significantly improved; or Larger scale or extensive development should: • making adequate, integrally-designed provision for the storage and recycling of • development, which protects the nature conservation value and biodiversity of waste; • Relate satisfactorily to adjacent townscape taking into account its scale, the land. character, historic street layout and uses; • utilising environmentally-friendly specification and materials; Policy 46 Protecting the Natural Environment • Improve the sense of place and legibility, and define edges by retaining • specifying the use of sustainable sources of timber (FSC); and Measures to enhance bio diversity will be sought as part of development schemes characterful buildings, appropriate building lines and extending frontages; and • reducing the use of finite, primary minerals and aggregates and encouraging the and will be included in development briefs. The linking of habitats through green • Provide servicing and parking that is sensitively sited and designed. maximum use of reused or recycled materials in the building process. corridors will be protected and promoted. Table 10 indicates densities that can be achieved in the design-led approach. For Policy 48 Pollution, Public Health and Safety a moderate urban site a density of 350-450 HRH is indicated. Policy 36 Streetscape, Landscape and Public Realm Design In Air Quality Management Areas development should, as far as possible, contribute The primary consideration in determining the appropriate density and scale of Development should provide or enhance an uncluttered, consistent, simple to the reduction of emission levels. Schemes likely to increase vehicle trips or new residential development will be achieving an appropriate urban design which accessible and co-ordinated public realm, with robust and appropriate materials and emissions within an area not meeting the Air Quality Objectives will be subject to an makes efficient use of land and meets the amenity needs of existing and potential 77 development planning guidelines appendix b policy review
air quality impact assessment. enterprise. Policy 50 Waste • To capitalise on diversity to stimulate employment and enterprise. Lambeth Sustainable Construction Programme Waste management facilities should be of a scale and catchment area to minimise the environmental impact of the transport of waste through dealing with it as close Lambeth Council has a sustainable construction policy that seeks to: as possible to its source. Green waste will, as far as possible, be disposed of in the park where it is generated and not on common land. • Design and refurbish homes to a high standard appropriate to the needs of the future using updated standard design briefs to set quality standards promote the Policy 50a Planning Obligations design of adaptable homes;
The Council will, where appropriate, enter into legal agreements with developers, • Minimise maintenance requirements (encourage whole life costing); and seek the attainment of planning obligations, having regard to any Government • Minimise energy consumption; guidance and supplementary planning guidance. • Promote the specification of materials to minimise their environmental impact; materials from sustainable sources, with minimum embodied energy and with minimum pollution arising from their processing.; Other London Borough of Lambeth Documents • Avoid potential threats to health and to promote a healthy environment inside A number of other documents prepared by LB Lambeth are relevant to the dwellings; regeneration of Myatts Field North Estate. • Reduce waste during construction and occupation; and Lambeth Community Strategy: Cohesive Neighbourhoods • Minimise water use. • Reduce reliance on PVC The community strategy states that local services, a good environment, strong • Use only FSC timber community networks and supportive voluntary organisations can make a huge difference to quality of life. Landlords, including the council and housing Lambeth Housing Strategy 2004-2007 associations, must address their responsibilities to tenants, and particularly vulnerable tenants, in addition to managing their buildings. Partnerships with Housing in Lambeth is a part of inner London and an important aspect of the tenants, leaseholders, residents and their organisations are essential for improving Clapham Park estate and its regeneration. It seeks to: the quality of life in neighbourhoods. • Increase the supply of affordable housing; Lambeth Economic Development Strategy • Prevent homelessness where possible and otherwise provide good quality intermediate housing; The goals for Lambeth to deliver development that supports existing communities • Ensure value for money services; and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community. • Investment in the housing stock to provide decent homes for all; • Improve community safety; and • To strengthen business support and develop the business base, particularly in • Enhanced community leadership - strengthening and empowering the borough’s relation to identified growth sectors. most fragile communities. • To reduce financial exclusion through a variety of approaches including a radical uplifting of skills accompanied by measures to address barriers to employment. Lambeth Open Spaces Strategy • To facilitate economic growth and local employment through management of The vision of the open spaces strategy is to increase and enhance provision of property and the development process. open space and bio diversity, to promote regeneration and enhance the quality of • To maximise the impact of the public sector for stimulating employment and the environment. To encourage open space use by all sections of the community 78 myatts field north appendix c tree status report
79 development planning guidelines appendix c tree status report
80 myatts field north appendix c tree status report
81 development planning guidelines appendix c tree status report
82 myatts field north appendix c tree status report
83 development planning guidelines appendix c tree status report
84 myatts field north appendix c tree status report
85 development planning guidelines appendix c tree status report
86 myatts field north appendix c tree status report
87 development planning guidelines appendix c tree status report
88 myatts field north appendix c tree status report
89 development planning guidelines appendix c tree status report
90 myatts field north appendix c tree status report
91 development planning guidelines appendix c tree status report
92 myatts field north appendix c tree status report
93 development planning guidelines appendix c tree status report
94 myatts field north appendix c tree status report
95 development planning guidelines appendix c tree status report
96 myatts field north appendix d current PFI proposals
3.9.1 Key Principles of Current Proposals
The current strategy for the Myatts Field North redevelopment prepared by Levitt Bernstein on behalf of Lambeth Housing PFI seek to:
• Design for a single decant of local residents by using the available open space to build on first. • Where possible, enclose exposed back gardens to improve security. • Improve vehicular and pedestrian connectivity on the estate and to the surrounding area. • Homes should be located on traditional streets with front doors on the street frontage at ground level. • Provide overlooking onto open spaces and streets to improve safety. • Responding to resident feedback, no building should for existing residents be taller than the general height that currently exists (4 storeys). • Develop a new central park with clear access routes to the neighbouring communities. • The new park should provide well planned uses appropriate to the local area and should be safe and secure.
Permeability / Movement There is a desire to make Myatts Field North less isolated. New connection points have been suggested along Cowley Road, Mostyn Road and Cancel Road, while a two-way connection is proposed at the existing junction of Elliott Road and Vassall Road. All internal roads connect out. Most of the roads within Myatts Field North are proposed as ‘Home Zones’, or include similar traffic calming treatments.
Pedestrian movement is designed to work with the roads. Clarifying the east/west connections is of high importance.
Safety
The proposals seek to improve safety in the area by proposing homes that look out onto public spaces, by protecting private spaces like back gardens and by providing New residential clear views with minimal hidden corners. As part of this strategy, it is recognised Retained buildings that the new park, along with other spaces be well overlooked. In addition, new Education roads are intended to make it safer by ensuring good overlooking. Health Centre Public open spaces The blocks have been designed as more traditional blocks, where the private gardens Private open spaces are internal to the block and therefore not exposed to the public. By making active frontages on streets this adds to the feeling of safety.
97 development planning guidelines appendix d current PFI proposals
Public Realm
Given the existing problems associated with Mostyn Gardens, it is recognised that the new park must link into the pedestrian and cycle routes and convey a sense of safety and protection in order to encourage its use. Given the likely size of the new park there is sufficient space to provide for an array of different spaces for a variety of user groups.
Identity and Character
As part of the preparation of a regeneration strategy for the Estate it has been identified that Myatts Field North have a recognisable character and identity, and which works with the existing buildings to be retained along with the wider context. By giving Myatts Field North a new character, the intent is to encourage acceptance in the wider community.
Figure 3.31: Axonometric Drawing of Current Layout of Development Proposed by PFI Project Team
98 myatts field north development planning guidelines
100