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Land to the East of Montford Place, Kennington, London, SE11

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Land to the East of Montford Place, Kennington, London, SE11 ADDRESS: Land To The East Of Montford Place, Kennington, London, SE11 5DE Application Number: 20/01086/FUL Case Officer: Magdalena Kotyza Ward: Oval Date Received: 20.03.2020 Proposal: Redevelopment of the site including the demolition of all existing buildings and structures, and erection of 2 linked buildings ranging from 6 to 11 storeys to provide a mixed use scheme comprising light industrial employment floorspace (Class B1c) with ancillary co-working/café space and residential units (Class C3) together with hard and soft landscaping and other associated works. This application is a DEPARTURE APPLICATION: The proposed development is a departure from Policy ED1 (Key Industrial and Business Areas (KIBAs) and Policy Q26(a)(ii) (Tall Buildings) of the Lambeth Local Plan (2015). Applicant: Connected Living London Agent: Mr Nick Green, Savills (Montford Place) Limited RECOMMENDATION 1. Resolve to grant conditional planning permission subject to the completion of an agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) containing the planning obligations listed in this report and any direction as may be received following further referral to the Mayor of London. 2. Agree to delegate authority to the Director of Planning, Transport and Sustainability to: a. Finalise the recommended conditions as set out in this report, addendums and/or PAC minutes; and b. Negotiate, agree and finalise the planning obligations as set out in this report, addendums and/or PAC minutes pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended). 3. In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to the Director of Planning, Transport and Sustainability, having regard to the heads of terms set out in this report, addendums and/or PAC minutes, to negotiate and complete a document containing obligations pursuant to Section 106 of the Town and Country Planning Act 1990 (as amended) in order to meet the requirement of the Planning Inspector. 4. In the event that the Section 106 Agreement is not completed within 6 months of committee, delegated authority is given to the Director of Planning, Transport and Sustainability to refuse planning permission for failure to enter into a section 106 agreement for the mitigating contributions identified in this report, addendums and/or the PAC minutes. SITE DESIGNATIONS Relevant site designations: Conservation Area Kennington (CA8) Statutory Listed Buildings (All Adjoining) Grade II 231-245 Kennington Lane Grade II 346 Kennington Road Grade II 348 Kennington Road Grade II 354 Kennington Road Grade II 356 Kennington Road Grade II Imperial Court Grade II Gasholder No.1 Kennington Lane Gasholder Station Grade II 3 & 7-25 Montford Place Non-Statutory Locally Listed Buildings Locally listed 1-5 Montford Place (All Adjoining) Locally listed Beefeater Gin Distillery Flood Risk Zone 3 Key Industrial and Business Area Montford Place Key Industrial And Business Area Neighbourhood Planning Area Kennington Oval and Vauxhall Protected Vistas Primrose Hill Summit To The Palace of Westminster (4A.2) Masterplan Area Oval and Kennington Development Area (OAKDA) LAND USE DETAILS Site area (ha): 0.4 hectares NON-RESIDENTIAL DETAILS Use Class Use Description Floorspace (m2) (Gross Internal Area) Existing B8 Storage (Temporary) No physical floorspace Proposed C3 Residential 11,838 (B1c) Light industrial with 2,466 ancillary café/co-worker space RESIDENTIAL DETAILS Residential No. of bedrooms per unit Total Type Habitable Rooms Studio 1 2 3 4 Total Existing Affordable n/a Private/Market n/a Total n/a Proposed Intermediate 5 16 13 6 0 40(75.5%) 105 On-site Discount (28.5) Market Rent (DMR) (London Living Rent) Intermediate 0 0 10 3* 0 13(24.5%) 42 DMR (11.4%) (Lambeth Tenancy Strategy (2020) Equivalents ) Private/Market 6 31 49 0 0 86 221 (61.9%) (60.1)%) Total 11 47 72 9 0 139 368 (100%) Proposed Affordable n/a Off-Site Rented Social Rented n/a Intermediate n/a Private/Market n/a Total n/a * The rents for 3-bedroom units set out in the Lambeth Tenancy Strategy (2020) are at target rent levels Amount (£) Payment in Lieu of n/a Affordable Housing Details/Trigger Review Mechanism 1. Pre implementation within 24 months if not implemented 2. Late Stage Review triggered at 75% of occupation of market units ACCESSIBILITY Number of C3 Units M4(2) Units 125 M4(3) Units 14 PARKING DETAILS Car Parking Spaces Car Parking Spaces % of Bike Motor- (General) (Disabled) EVCP Spaces cycle Spaces Resi Commercial Visito Resi Commercial Visitor r Existing 0 0 0 0 0 0 0 0 0 Proposed 0 0 0 4 1 0 0 263 0 LEGAL SERVICES CLEARANCE AUDIT TRAIL Consultation Name/Position Lambeth department Date Sent Date Report Comments Received Cleared in para: Peter Flockhard Legal Services 26/11/2020 Insert date Insert date Throughout Senior Lawyer 27/11/2020 27/11/2020 EXECUTIVE SUMMARY This application is for a mix use re-development by Connected Living London (Montford Place) Ltd (a joint venture partnership between TfL and Grainger plc) of a Northern Line extension compound site, within the Oval and Kennington Development Area (OAKDA). The proposal includes the demolition of all existing buildings and structures, and the erection of 2 linked buildings ranging from 6 to 11 storeys to provide a mixed use scheme comprising 139 residential units (Use Class C3) and 2,715 sqm of light industrial floorspace (Use Class B1c) and ancillary facilities. The site is located within a KIBA and the proposed light industrial use would provide much needed employment. While the application has been advertised as a departure from Lambeth Local Plan policy ED1 which does not support residential uses in KIBAs, the proposed co-location with residential use complies with the emerging London Plan policies E4 and E7 and the emerging polices of the Draft Lambeth Local Plan. The development would provide much needed housing of an acceptable quality, including a high level of affordable housing, at a density that makes optimum use of the site. The level of affordable housing at 40 per cent exceeds the policy threshold for fast track, however the proposals were viability tested due to their reliance on grant funding and the tenure split of the residential units. An independent review confirmed that the affordable housing offer is the maximum viable. During the application process extensive discussions with the GLA took place and the applicant secured in principle additional, bespoke grant offer which enabled the scheme to reduce the originally offered rent levels. An early and a late stage review are recommended to ensure that the affordability of rents is further maximised should the viability improve. The proposed development would provide acceptable standards of residential accommodation. It would meet relevant internal residential space standards and the quantum and quality of private and communal amenity space proposed is considered of high quality. The dwellings would have reasonable levels of daylight/sunlight, privacy and outlook. The application has been advertised as a departure from policy Q26 part (ii) due to the scheme’s impact on heritage assets including their settings. Officers have had special regard to the desirability of preserving the setting of statutorily and locally listed buildings as well as to the desirability of preserving or enhancing the character or appearance of the Kennington Conservation Area within which the site is located. Officers have identified that the development would result in ‘less than substantial harm’ and have had regard to the statutory presumption against granting planning permission for development which would harm a heritage asset. Mindful of this presumption and the considerable importance and weight that is given to any harm, officers consider that the cumulative ‘less than substantial harm’ would be outweighed by the public benefits of the scheme. Notwithstanding that the proposal represents a departure from policy ED1 and Q26, the application scheme is considered not to conflict with policy in all other regards and as such, as a policy compliant scheme it would deliver social, economic, environmental and sustainable benefits to the community. However, as the proposal represents a departure from adopted local plan policy and has been identified as causing ‘less than substantial’ harm it is important to identify the public benefits that would outweigh these in line with paragraph 196 of the NPPF. These benefits are considered to be: 139 new homes of which 53 would be affordable 2715sqm of new light industrial floorspace providing flexible accommodation Up to 88 new permanent jobs and a package of bespoke employment and training opportunities secured via s106; Benefits to the local economy associated with new residents and workers supporting local businesses Enhancements to public realm and creation of active frontages along Montford Place Transport improvements including a financial contribution of £100,000 towards the implementation of the Healthy Routes Network and £10,000 towards improvements to signage Increase the biodiversity and urban greening on the site. Optimising use brownfield land On the basis of the identified social, economic, environmental and sustainability value that the scheme would bring, with the addition of the benefits identified above, it is considered that the public benefits of the application scheme outweigh the departure from policy and ‘less than substantial’ harm identified to designated heritage assets. The proposed scheme does result in some adverse and noticeable reductions in daylight and sunlight as identified above. However, consideration should be given to the particular characteristics of the properties reviewed and to the fairly minimal existing massing on the application site which is unusual in an urban context. It is also reasonable to consider the identified effects alongside the planning merits of the scheme overall. In conclusion officers consider that the many planning benefits that the scheme would deliver are sufficient to outweigh the identified impacts on residential amenity.
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