ADDRESS: 36-46 Albert Embankment Application Number: 19/03500/FUL Case Officer: Rositsa Malinova Ward: Prince’s Date Received: 19.09.2019 Proposal: Demolition of all structures associated with the petrol filling station and redevelopment of the site to comprise the retention and refurbishment of Vintage House (Class B1 floor space) and development of ground plus 24 storeys in the form of two no. towers, linked at ground to fifth floor, and consisting of hotel accommodation (up to 600 bed spaces) together with ancillary restaurant, bar and hotel and car and bicycle parking and all necessary ancillary and enabling works. Applicant: Agent: Ocubis Limited On Behalf Of Hotchkiss Limited CBRE

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 directions as may be received following referral to the Mayor of London.

2. Agree to delegate authority to the Assistant Director of Planning, Transport and Development 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 Assistant Director of Planning, Transport and Development, 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 Assistant Director of Planning, Transport and Development 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.

EXECUTIVE SUMMARY

The application site is located on the eastern side of Albert Embankment north of Glasshouse Walk, and comprises a Texaco petrol filling station and Vintage House - a four-storey office building. The site is bounded by the Vauxhall-Waterloo railway viaduct to the east, with the surrounding area comprising a mix of residential, hotel, public house and commercial uses that are housed within buildings of varying scale, age and architectural styles. 50m to the southeast is the Vauxhall Pleasure Gardens.

The application site benefits from an extant planning permission for a residential led scheme (ref. 16/00795/FUL). The scale and building design of the proposed development is very similar to the approved scheme. This means that the proposed scheme would not have any additional impacts compared to the approved scheme in terms of townscape, heritage, daylight and sunlight and outlook impacts.

The application proposes the demolition of the Texaco petrol filling station and erection of a 25-storey hotel building (plus four basement levels) and refurbishment of Vintage House, which would retain its office use. The new building would be in hotel use (use class C1) and it would have an ancillary restaurant/bar at ground floor level.

The proposed hotel (with ancillary restaurant/bar) would be approximately 24,000sqm in area, with up to 600 bed spaces, resulting in an increase of approximately 300 FTE jobs. A hotel use of this scale is consistent with planning policy, which promotes larger hotel uses in the Central Activity Zone (CAZ) and the Vauxhall opportunity area. In addition, the proposal would not have any unacceptable impacts on local amenity or the balance of land uses that would warrant refusal of the application. The proposed ancillary restaurant/bar would provide an active frontage at ground floor level and is supported, subject to conditions to mitigate any potential impacts from noise and disturbance.

The refurbishment of Vintage House is supported because it would improve the existing employment premises, and accommodate up to approximately 150 FTE jobs.

The proposed hotel building would be of a high quality contemporary design and it would contribute positively to the surrounding townscape. The proposed development would sit comfortably within the context of the surrounding area and it is officer opinion that it would not result in any harm to any heritage assets. Nonetheless, a list of the public benefits that arise from the development is set out in the report, in the event that the decision maker concludes that the proposal would result in harm that would need to be outweighed by public benefits. The GLA was of the view that the proposed hotel building would result in less than substantial harm to the setting of the Albert Embankment Conservation Area, but that this was outweighed by the public benefits flowing from the scheme.

The proposed building would be set back from the nearest residential properties to the north by approximately 20m and to the east by approximately 40m. The massing and form of the building has already been approved under ref. 16/00795/FUL. Officers remain of the view that the proposal would not result in unacceptable amenity impacts including loss of daylight or sunlight, outlook or undue sense of enclosure and unacceptable loss of privacy. In terms of increase of noise, conditions have been recommended to ensure that it is mitigated to an acceptable level.

The application site is located within an area of very good public transport accessibility (PTAL score of 6/6a) and future occupiers and visitors are expected to use sustainable modes of transport. A travel plan would be secured and monitored via a s106 obligation. The proposed development would use consolidated servicing and the servicing would be outside of peak hours, which would ensure there is no unacceptable impact to local streets from servicing and delivery activities.

Officers consider that the proposal would be in compliance with the development plan. There are no material considerations of sufficient weight to dictate that the application should be refused. Officers are therefore recommending approval of the application, in accordance with the presumption in favour of sustainable development conferred upon local planning authorities by the National Planning Policy Framework. The permission would be subject to planning conditions and a Section 106 agreement.

APPLICATION DETAILS Site Designations

Relevant site designations:

Listed Building Westminster World Heritage Site

Locally Listed Building Vintage House

Conservation Area (CA) Vintage House within the Albert Embankment CA57

Flood Risk Flood Zone 3

Archaeological Priority Areas APA A2 North Lambeth Prehistoric settlement

Protected Views (London View Not applicable. Management Framework (LVMF) Local Views Panorama from Brockwell Park; and Palace of Westminster (Policy Q25, Lambeth Local Plan 2015) Other  Vauxhall Opportunity Area  Opportunity Area – Vauxhall  London Plan Thames Policy Area  TLRN – Albert Embankment A3036

Land Use Details

Site area (ha): 0.19 ha

Non-Residential Details

Use Class Use Description Floorspace (sq.m) (Gross Internal Area) Existing Use class B1(a) Office 1357 sq.m. Use class sui generis Petrol Station 129 sq.m. Proposed Use class B1(a) Office 1357 sq.m. Hotel 24,588 sq.m. Use class C1 Ancillary Restaurant/Bar 266 sq.m.

Parking Details

Car Parking Car Parking % of Bike Spaces (General) Spaces (Disabled) EVCP Spaces Existing 5 (Excludes pump, wash and vacuum spaces) Proposed 0 8 20% active – 2 80 80% passive - 6

Legal Services Clearance

AUDIT TRAIL Consultation Name/Position Lambeth Date Sent Date Received Report Cleared department Susan Boucher Legal Services 29.12.2019 29.12.2019 09.01.2020 Lawyer

OFFICER REPORT Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with (1)(ii) of the Committee’s terms of reference as it relates to a major application for a building providing more than 1,000 square metres floor space.

1 The site and the surrounding area 1.1 The application site comprises a Texaco petrol filling station and Vintage House - a four-storey office building. The site is bound by Albert Embankment (A3036) to the west; National Rail track to the east; The Rose public house to the north and Glasshouse Walk to the South.

1.2 There are no statutory or locally listed buildings on the site. Vintage House is located within the Albert Embankment Conservation Area (CA) to which it is a positive contributor. The Texaco petrol filling station sits outside the CA.

Figure 1 – the application site in context with recent redevelopments highlighted in blue

1.3 Relevant planning designations are that the site is located within:

 the London Central Activities Zone (CAZ);  the Vauxhall, Nine Elms and Battersea Opportunity Area Planning Framework (VNEB OAPF);  a number of views identified in the London View Management Framework and Policy Q25 of the Lambeth Local Plan 2015;  the safeguarding area for London Heliport at Imperial Wharf; and  the wider setting of the Westminster World Heritage Site

1.4 The application site is located on Albert Embankment, which is part of the Transport for London Road Network (TLRN) and Glasshouse Walk, which is a borough road for which Lambeth is the highway authority. The site has a PTAL of 6b, representing an excellent level of accessibility owing to the nearby rail, tube and bus services of the Vauxhall gyratory as well as bus services along the Albert Embankment.

1.5 Nearby buildings are characterised by a mixture of uses (residential, hotel and commercial) usually within larger scale building of varying architectural styles and periods. The nearest residential buildings are the Merano (north of Timworth Street) and Peninsular Heights (on the opposite side of Albert Embankment). The section of Albert Embankment immediately to the north has been redeveloped with tall contemporary residential buildings in the last few years. These and the Spring Mews mixed use development are highlighted in Figure 1 above.

2 Site photographs 2.1 This section contains aerial views and also images from the case officer’s site visit.

Figure 2 – View of the Texaco petrol filling station

Figure 3 – View of the Rose Public House (left), Vintage house and Texaco petrol filling station

3 Proposal Summary of the Proposal 3.1 The following works are proposed:

 Demolition of the existing Texaco petrol filling station;  Refurbishment of the existing office building, known as Vintage House and retention of the existing office use (B1);  Erection of a 90 metre, 24 storey hotel (plus ground floor and 4x basement levels) (use class C1) in the form of two towers, linked at ground to fifth floor, and consisting of hotel accommodation (up to 600 bed spaces) together with an ancillary restaurant and/or bar; and  Associated works, including but not limited to soft and hard landscaping and cycle parking.

Figure 4 – CGI of the proposed building in context of Albert Embankment

Figure 5 - CGI of the proposed building viewed from street level

Detail of the Proposal 3.2 The architecture of the proposed new hotel building would adopt a contemporary appearance and palette of materials, as shown on the images below:

Figure 6 – CGI of the west elevation of the proposed building at street level

Figure 7 - CGI of the proposed refurbishment of Vintage house and proposed entrance to the hotel

3.3 The proposed entrance for the hotel would be from Albert Embankment and it would include a drive- in “circle” for drop-off and pick up, as well as designated points for vehicles accessing the automated parking stacker system. To the side and rear is the access for cyclists using the dedicate cycle lifts to the basement bike store. At ground floor level to the front and side of the building the restaurant and/or bar is proposed.

3.4 The proposed refurbished office would retain its existing office and it would have a new refuse store and a cycle parking store to the rear of the building, which would be accessed via the rear access alleyway. The office space would have an open plan layout.

Figure 8 - Proposed ground floor plan, office use in red, restaurant/bar use in purple.

Figure 9 - Proposed soft and hard landscaping at ground floor level

3.5 The proposed landscaping scheme would include soft and hard landscaping at ground floor level, green roofs and planting.

Figure 10 - Proposed landscaping at roof plan

4 Relevant planning history 4.1 The application below is relevant to the current application:

4.2 36 - 46 Albert Embankment, 16/00795/FUL - application permitted - decision date: 13 October 2017 Description: Demolition of all structures associated with the petrol filling station and redevelopment of the site to provide a residential led, mixed use development, comprising the retention and refurbishment of vintage house and development of ground plus 24 storeys in the form of two no. towers, linked at ground to fifth floor, and consisting of retail/restaurant use (Use Class A1/A3), office (Use Class B1), up to 166 residential units (Use Class C3), basement car and bicycle parking, resident amenities and all necessary ancillary and enabling works A comparison between the permitted scheme and the proposal in this application is provided below:

Figure 11 - Comparison of the uses of the permitted scheme (left) and the proposal in this application (right)

5 Consultations 5.1 Internal and External Consultees

5.1.1 Arboricultural Officer – raised no objections to the proposed scheme and advised that further details about the proposed landscaping (including soft and hard landscaping) should be provided. This is secured via condition 33.

5.1.2 Bioregional (the Council’s sustainability consultant) – raised no objections but did recommend conditions to ensure that sustainability is integral to the design of the proposed buildings. The conditions are listed in Appendix 1: Draft Decision Notice of this report.

5.1.3 Conservation and Urban Design Officer – Support the proposed scale, layout and detailed design. Their detailed comments are incorporated in section 7.2 of this report.

5.1.4 Design Out Crime Officer – advised that conditions should be used to ensure the development meets the secured by design standards, this is secured via condition 25.

5.1.5 Employment and Skills Officer – Advised that an Employment and Skills Plan (to cover the construction and end phase/occupation of the development) should be secured via s106 agreement, together with a financial contribution of £86,775. This is further discussed in section 10.

5.1.6 Environment Agency – No objections raised to the proposed scheme, subject to conditions, which are listed in Appendix 1: Draft Decision Notice of this report.

5.1.7 Flood Risk Officer – raised no concerns with the principle of the proposal and advised that the site would be at low risk of surface water flooding based on Environment Agency flood mapping. The Flood Risk Officer requested final details of the proposed surface water management system (secured via condition 11), together with a management and maintenance plan (secured via condition 12).

5.1.8 Greater London Authority (GLA) first stage response –

Principle of development: The mixed-use hotel redevelopment of the site is acceptable. The Council should confirm if affordable workspace is required.

Officer’s comment: Officers agree that the principle of development is acceptable. This is further discussed in section 7.1 below. As the application is for refurbishment of existing office space, no affordable workspace is required.

Urban design: Given that the applicant is working within the parameters of the previously approved scheme, the massing and scale is considered acceptable. To ensure a safe pedestrian environment, the applicant should consider reducing the number of vehicle lifts to one and demonstrate that provide alternative arrangements have been tested.

Officer’s comment: The applicant has elected to keep both vehicle lifts, which does maintain the usability of the Blue Badge spaces in the event that one lift is out of service. Given the very limited spaces that the lifts will service, it is not considered that there would be any unacceptable conflicts with pedestrians.

Heritage and strategic views: The proposal would cause no harm to the Outstanding Universal Value, integrity, authenticity or significance of the Westminster World Heritage Site or the listed buildings within it. Less than substantial harm is caused to the significance of the Albert Embankment Conservation Area, which is outweighed by public benefits including employment. The proposal would not detract from River Prospects 15A.2, 17A.2, 18A.2 and 18A.3 and London Panoramas 2A.2, 2B.1 and 4A.2.

Officer’s comment: Lambeth officers disagree with the GLA that there would be less than substantial harm to the Albert Embankment Conservation Area. It is officer view that the proposal would not cause any harm. Heritage and strategic views are discussed further in section 7.2 of this report.

Inclusive design: The proposal would provide 10% of hotel rooms as wheelchair accessible, which is supported. The Council should secure this provision by condition.

Officer’s comment: Condition 24 requires 10% of hotel rooms to be wheelchair accessible. Inclusive design is further discussed in section 7.2 of this report.

Sustainability: Further information is required on the air source heat pumps, PV, overheating, district heating and waste heat recovery. The proposal meets or exceeds the London Plan and draft London Plan flood risk, drainage and water use requirements. The applicant proposes significant areas of green roof, which is welcomed. The applicant should provide the Urban Greening Factor score for the development.

Officer’s comment: All environmental matters are considered below in section 7.6. The GLA have advised they will provide updated comments on sustainability. These will be reported to the PAC via addendum.

Transport: - see TfL comment below.

5.1.9 Historic England – advised that they had no comments to make on the application.

5.1.10 Lambeth Highways – reviewed the submitted draft Construction Management Plan and raised no objections. A final Construction Environment Management Plan (CEMP) will be secured via condition 4.

5.1.11 National Rail – noted that the applicant is in communication with the National Rail Asset Protection team and raised no concerns. Network Rail recommended that a glare assessment is undertaken to ensure the development does not impede the safe operation of the railway, which is secured via condition 54.

5.1.12 Open space officer – The Council’s Open Space Officer advised that the proposed hotel would use impact on the Vauxhall Pleasure Gardens (VPG) through additional servicing movements along Goding Street (adjoining the VPG). The impacts of the additional servicing movements are discussed at section 7.5 of this report. They are to be mitigated through a contribution of £150,000 towards cycling and pedestrian infrastructure along Goding Street.

5.1.13 Planning Policy Officer – Advised that the principle of the loss of existing petrol filling station and retention of office space are supported. The Policy Officer advised that the proposed hotel would be acceptable in terms of its location and capacity. The acceptability of the hotel use is discussed further in section 7.1 of this report.

5.1.14 Regeneration team – suggested that the proposed development should provide a contribution towards the improvement transport infrastructure surrounding the application site. The applicant is providing these through a contribution towards cycling and pedestrian infrastructure along Goding Street.

5.1.15 Regulatory Support Services –The Council’s Environmental Health Consultant raised no objections subject to further details covering the construction phase; any contamination; wind impact mitigation, noise and vibration attenuation of ventilation plan; and delivery and servicing management plan and lighting scheme. These were secured via planning conditions and are listed in Appendix 1: Draft Decision Notice of this report.

5.1.16 Sustainability Consultant – advised that the application achieves all relevant sustainability policies subject to conditions including a Construction Environmental Management plan (CEMP, condition 4), Air Quality and Dust Management Plan during the construction period (condition 5) and all non-road mobile machinery (NRMM) to be registered and compliance with the NRMM low emissions’ zone (condition 9).

5.1.17 Thames Water – raised no objections to the proposal and recommended condition 15 to ensure that the sufficient water pressure capacity is made available to accommodate the additional demand anticipated from the new development.

5.1.18 Transport for London

Active travel: TfL have requested a financial contribution towards pedestrian and cyclist safety along Albert Embankment.

Officer’s comment: The contribution amount is still being agreed with TfL but will be secured by S106 agreement.

Cycle Hire: TfL have requested a financial contribution of £20,000 towards additional cycle hire docking station, resulting from additional demand from hotel use.

Officer’s comment: The contribution is to be secured by S106.

Cycle Parking: Cycle parking should comply with the London Cycle Design Standards.

Officer’s comment: The final design of the cycle parking is to be secured by condition and an informative advises the applicant that the design should comply with the London Cycle Design Standards. Other modifications have been made to the plans to ensure they comply with the London Cycle Design Standards.

Car Parking - hotel: Recommended a reduction in the number of Blue Badge parking spaces (16 originally proposed) in response to concern that the proposed spaces would be underutilised and used for standard car parking.

Officer’s comment: The number car parking spaces was reduced from 16 to 8.

Taxi parking: Asked that the front drop-off and pick-up area is to be designated only for licensed taxis to limit the number of vehicle movements in this area.

Officer’s comment: This is discussed at Section 7.5 of this report. Use of the front area for licensed taxis only is to be secured by condition 61.

Deliveries and servicing: Raised concerns with the deliveries and servicing arrangements and the interaction with the long term cycle parking entrance. Recommended a detailed Delivery and Servicing Plan (DSP) be secured by condition.

Officer’s comment: This matter is discussed in section 7.5 below, but in summary, the deliveries and servicing arrangements have been modified to mitigate any impacts. A DSP is secured by condition 57 and a Waste Management Strategy is secured by condition 56.

Trip generation: Welcomed the reduction in vehicle trips. Advised that trips by walking, cycling and public transport would increase and that trips anticipated by public transport can be accommodated within existing and planned service capacities.

Construction: Advised that the draft Construction Management Plan (CMP) was not detailed enough for approval and recommended a final CMP be secured by condition.

Officer’s comment: Officers agree with this recommendation and a final Construction Environmental Management Plan is secured by condition 4.

5.1.19 Transport Officer –Supports the scheme, subject to (i) planning obligations to secure a car permit free development, membership of Fleet Operator Recognition Scheme (FORS), the Considerate Constructors Scheme and the Nine Elms Construction Charter and improvements to cycling and pedestrian infrastructure along Goding Street and (ii) conditions to secure details of the proposed cycle parking storage (condition 63) and a servicing and delivery management plan, including consolidated servicing (condition 57), and approval of a final Travel Plan (condition 62). These issues are discussed at section 7.5 of this report.

5.1.20 Veolia Waste Management – Advised that the proposed waste management plan is acceptable and raised no concerns.

5.2 Adjoining owners/occupiers

5.2.1 Letters were sent to neighbouring properties on 1 October 2019. A site notice was displayed on 4 October2019 and the application was advertised in the local paper on 4 October 2019. The formal consultation period ended on 25 October 2019. Consultations were undertaken in accordance with statutory requirements.

5.2.2 Nine (8) representations received during the consultation period. One was making a neutral representation, three (3) in support and five (5) were objecting. A summary of the objections raised is set out below:

Summary of objections Response Land use There is no need no need for another Hotel in The proposed hotel would be compliant with Vauxhall, we already have a large hotel on the relevant planning policies in terms of size Albert Embankment and also one by the bus and location. Officers also consider that the station. I cannot see how this development proposal would not result in an unacceptable would benefit the local community. balance of uses within the surrounding area. This is further discussed in section 7.1 of this report. If the building is to be a hotel then we think the The potential benefits to the trade of local experience of the Staybridge Suites has shown businesses is noted. that it could be a positive addition to the local area and provide good trade for The Black Dog The proposed design and scale of the and Tea House Theatre. The crucial difference building is considered acceptable as is that the Staybridge Suites building fits well discussed at section 7.2 of this report, and is into the existing roofline and does not dominate entirely consistent with the building design the local area. approved under application 16/00795/FUL.

It appears that the change from a residential led This is not a material planning consideration. scheme to a hotel is to minimise costs and maximise profit.

There is support for more new small scale shops The application site is located outside of the and restaurants in Vauxhall but not yet another Vauxhall district centre boundary where high rise building. additional retail and restaurant uses are

supported. Design The development would 'dwarf' everything The proposed scale and bulk of the building around it, both residential and commercial has already been approved under planning property. application 16/00795/FUL.

The proposed development would be of inappropriate scale for this location, which Conservation and urban design are borders Glasshouse Walk. It would have a discussed at section 7.2 of this report. In harmful impact on the neighbouring heritage summary, the scale and bulk of the proposed assets including 112 Vauxhall Walk and building is similar to and will complement that Vauxhall Pleasure Gardens. The size and bulk of the new developments to the north along of the development would have a detrimental Albert Embankment (the Dumont, Merano impact on the local area. It is contrary to policies and Corniche)– see Figure 4 above. PN2, Q2, Q5, Q6, Q 7, Q22, and Q26 of the Lambeth Local Plan 2015. The Council’s Urban Design Officer has advised that the proposed building would sit comfortably within the context of Albert Embankment, which is characterised by contemporary tall buildings. The Urban Design Officer has also advised that the proposed building would be of high quality and would result in no harm to the neighbouring heritage assets, including views. This is discussed in section 7.2 of this report. Amenity The proposed building would restrict light into The scale, mass and siting of an identical the neighbouring properties. The building is too building was found acceptable under ref. high and wide which means that it blocks 16/00795/FUL, which was granted sunlight from the three buildings, Black Dog, permission in October 2017. Officers remain Cromwell House and Shaftesbury House, and of the view that there are no significant overshadows them as well as Vauxhall Pleasure adverse outlook, openness, privacy or Gardens. overlooking impacts given the extent of the separations distances which are 20m to the The new buildings would over shadow Spring nearest residential building known as Gardens which is an essential community area “Merano”. This is further discussed in section and must be protected. 7.4 of this report.

The proposed building would block views of the Officers also consider that the proposed neighbouring properties. The is the first tall development is acceptable in terms of building on Albert Embankment which proposes, daylight, sunlight and overshadowing, for the first time, to build between existing including impacts to Spring Gardens. This is residential properties situated to the west and further discussed in section 10 of this report. the east of the site. Other tall buildings in the area have, instead, had unobstructed views of Officers note that outlook of residential the Thames and also been situated in front of properties is protected by Policy Q2 and the commercial rather than residential properties. proposed development would not result in unacceptable loss of outlook. Private views are not protected by policy and are not a material planning consideration.

Amenity – noise The building will act like a wall on the other side The Noise Assessment submitted as part of of the railway lines and reflect sound to the the planning application considered building on the opposite site. A rise in railway reverberation from the proposed noise was noticeable since the completion of development and found that the proposal Corniche, Dumont and Merano buildings. would not cause an increase of reflected noise. This is further discussed in section 7.4 of this report.

Transport A hotel of that size would need a high level of The Transport Officer considered that the servicing (up to 26x a day according to their servicing of the proposed hotel would not proposals). It is notable that at present their result in an unacceptable impact, subject to plans show these services going the wrong way condition 57 to require a full Delivery and down Vauxhall Walk which implies that they have not been thorough in their due diligence. Servicing Management Plan. This condition would ensure that servicing is done outside of peak hours and require a commitment to 60% freight consolidation. This is further discussed in section 7.5. Table 1 – Public consultation responses.

5.2.3 A summary of the comments in support is provided below:  The area is in much need of new hotel and entertainment venues to serve the growing business population in Vauxhall;  The current site is an eyesore with a petrol station on top of it, which is a net negative to the local community. Replacing this with a hotel with ground floor retail and restaurants will bring significant benefits to the local area which do not have sufficient shopping and restaurants;  The foot traffic brought into the area by the hotel should also be good for safety;  The size and height of the development is entirely in line with other buildings in the area; and  This development will improve Albert Embankment and increase employment opportunities in the area.

5.2.4 The comments in support have been noted.

6 Policies 6.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise. The development plan in Lambeth is the London Plan (2016, consolidated with alterations since 2011) and the Lambeth Local Plan (September 2015) (LLP).

6.2 In December 2019 the London Plan (Intend to Publish version) was published by the GLA. This followed the Examination in Public on the Draft London Plan (published in December 2017), which was held between January and May 2019. On 21 October 2019 the Panel of Inspectors appointed by the Secretary of State issued their report and recommendations. These recommendations (although not all) have been incorporated into the Intend to Publish version. This version can now be given a significant amount of weight in planning decisions. It will not be given full weight until the final version of the London Plan is published.

6.3 The Lambeth Local Plan is currently under partial review to ensure it complies with amendments to changes in the NPPF and London Plan. The Draft Revised Lambeth Local Plan underwent public consultation from October to December 2018 under Regulation 18 of the Town and Country Planning (Local Plans) (England) Regulations 2012. The proposed submission version of the Draft Revised Lambeth Local Plan (DRLLP PSV) has now been published for decision by Cabinet on 13 January 2020 and Council on 22 January 2020. If agreed pre-submission publication will take place between 31 January and 13 March 2020 followed by submission to Government for examination. Officers consider that this document should be afforded very limited weight at this stage.

6.4 The latest National Planning Policy Framework was published in 2018 and updated in 2019. This document sets out the Government’s planning policies for England including the presumption in favour of sustainable development and is a material consideration in the determination of all applications.

6.5 The current planning application has been considered against all relevant national, regional and local planning policies as well as any relevant guidance. A full list of relevant policies and guidance has been set out in Appendix 3 to this report.

7 Assessment 7.1 Land uses

Loss of existing use: Petrol filling station, use class Sui Generis

7.1.1 There are no policies in the London Plan 2015 or the Lambeth Local Plan 2015 that protect petrol filling stations. Nor are there such policies in the new draft London Plan 2019 or Draft Revised Lambeth Local Plan 2020.

7.1.2 Policy ED2 of the Lambeth Local Plan 2015 relates to the loss of business, industrial and storage uses, including employment-generating sui generis uses. The Council’s policy team has advised that this policy does not apply to petrol filling stations which, because of their similarity to retail uses, fall outside the scope of uses protected by this policy. 7.1.3 Therefore in land use terms, the loss of the existing petrol filling station is acceptable in principle.

Existing and proposed use: Office, use class B1

7.1.4 The proposal includes the retention and refurbishment of Vintage House for continued office use (GIA 1,357 sq.m of Class B1a).

7.1.5 Policy E3 of the draft London Plan (2019) and Policy ED2 of the Draft Local Plan 2020 seek for major developments that include B1 floorspace to provide a proportion of affordable workspace. However, given that the proposed development represents the continuation of the existing office use with the same quantum of floorspace, it is not considered reasonable for a proportion of affordable workspace to be requested in this instance.

Proposed use: Hotel, use class C1

Principle of land use 7.1.6 The application site is located in the Vauxhall Nine Elms Battersea Opportunity Area and the Central Activities Zone (CAZ).

7.1.7 Policy 4.5 of the London Plan 2016 and E10 of the Draft London Plan 2019 state that “strategically important serviced accommodation” (which includes hotels over 20,000sqm) are supported in the CAZ and should be promoted in Opportunity Areas. However, intensification should be resisted where this compromises local amenity or the balance of local land uses.

7.1.8 Policy ED12 of the Lambeth Local Plan 2015 states that hotels will be supported in the CAZ and the Vauxhall Opportunity Area, subject to the considerations listed in the policy, which include whether the proposal would unacceptably harm the balance and mix of uses in the area, including services for the local residential community.

7.1.9 Policy ED14 (Hotels and other visitor accommodation) of the draft Revised Lambeth Local Plan 2020 also states that additional visitor accommodation will be supported in the Vauxhall Opportunity Area in areas that are outside of wholly residential streets or predominately residential neighbourhoods, and subject to the considerations listed in the policy, which include that hotels should be part of a mixed use development, should not result in the loss of office space, and do not cause unacceptable harm to local amenity or the balance of local land uses.

7.1.10 Policy ED14 (e) of the draft Revised Lambeth Local Plan 2020 includes a new policy that “proposals for visitor accommodation will be acceptable only where it can be demonstrated that the development does not compromise a site’s capacity to meet the need for conventional dwellings, especially affordable family homes”. The supporting text at paragraph 6.104 states that when considering this policy the Council will have regard to whether the site has an extant planning permission for C3 housing. Policy ED14 (e) is new to the January 2020 version of the draft Revised Lambeth Local Plan, and has not been subject to any public consultation or subject to an examination process. Policy ED14 (e) is at very early stages of development, nor has it been tested for soundness, and on this basis it is officer view that it should be afforded very limited weight. Nonetheless, what follows is an officer assessment of the proposal against the policy - The application site is not suitable for family homes, because this would be an under-development of the site – in this regard, the proposal is consistent with the proposed Policy ED14 (e)/ However, the application site does have an extant planning permission for 166 dwellings, which means that the proposed hotel led scheme would “compromise” the site’s capacity to meet the need for conventional housing, and in this regard, the proposal is not consistent with the proposed Policy ED14 (e). Due to the very limited weight to be accorded to this policy greater weight should be afforded to the current local policy, which, as discussed above, fully supports hotels in the Vauxhall Opportunity Area and the CAZ. 7.1.11 In summary, under current adopted planning policy the principle of a hotel use on the application site is acceptable in land use terms, subject to considerations listed in the policies including local amenity and mix of land use considerations, which are discussed below.

7.1.12 The GLA agreed that hotel use is acceptable for the site. GLA officers also noted that there is an extant permission for a residential-led, mixed-use development (ref. 16/00795/FUL). Policy SD5 of the Draft London Plan 2019 states that offices and other CAZ strategic functions (which includes hotels) are given equal weight relative to new residential development in the Vauxhall Opportunity Area. Whilst the loss of proposed residential units is acknowledged against the housing targets for the VNEB area, residential development is not given more weight than offices and other CAZ strategic functions in this location. Therefore, the GLA considered that the proposed hotel led, mixed use scheme (rather than a residential led scheme) did not raise any strategic issues.

Local amenity 7.1.13 The proposed development would not result in any unacceptable impacts on local amenity as discussed in detail below in the transport and amenity sections. Service and delivery vehicles would be directed away from local streets (see section 7.5 below), impacts to daylight and sunlight would be within BRE guidance (see section 7.4 below), and noise and disturbance from the ancillary restaurant/bar use would be mitigated through appropriate conditions (see section 7.4). In summary, proposed hotel use on the application site would not compromise local amenity.

Mix of uses 7.1.14 Supporting text to Lambeth Local Plan 2015 policy ED12 at paragraph 6.60 states that “harm to the ‘balance and mix of uses in an area’ will be assessed on a site by site basis, having regard to the characteristics of an individual locality, including existing concentrations of visitor accommodation, and the nature and scale of the proposed development.”

7.1.15 The image below highlights the current hotel provision around the application site and includes hotel developments expected to come forward in the near future. The area has a genuine mix of uses, primarily consisting of employment and residential uses. A full list of other hotels in Vauxhall, including their capacity and distance from the application site is provided in the table below. Although there are nine hotels (five existing and four in the pipeline) in the surrounding area, there is no cluster around the application site itself suggesting an over-concentration of hotel use.

No Name of hotel Status Rooms 1 Novotel Existing hotel 187 2 Park Plaza Existing hotel 659 3 Travelodge Existing hotel 148 4 Staybridge Suites Mews Existing hotel 93 5 Crowne Plaza London Existing hotel 136 6 Vauxhall South Under construction 186 7 Vauxhall Island site Granted permission, subject to call in Secretary 618 of State 8 The Jolly Gardeners Granted permission 5 9 8 Albert Embankment Granted permission, subject to s106 200

Total existing hotel rooms 1223 rooms Total hotels rooms in the pipeline 959 rooms Table 2 - Hotels within the Vauxhall Area

Figure 12 - Hotels in the Vauxhall Area

7.1.16 Even with the site coming forward as hotel and not residential, the Council’s policy team has advised that under the most recent Annual Position Statement: Housing Supply and Delivery (2019), the Council is projected to exceed its housing growth targets.

7.1.17 GLA Officers noted that Vauxhall has a high hotel occupancy rate in excess of 87%, which provides some indication that there is not an oversupply of hotel rooms in the area. The GLA also advised that it was their view that the proposal would not result an over-concentration of hotel rooms in the surrounding area and in this regard the proposed hotel development is acceptable.

Figure 13 - Mix of uses in the area

7.1.18 In summary, it is considered that the proposed hotel would not unacceptably harm the balance and mix of uses in the area in line with Policy 4.5 of the London Plan 2015 and Policy ED12 of the Lambeth Local Plan 2015.

Quality of the proposed hotel 7.1.19 In terms of accessibility and quality of the hotel, at least 10 per cent of rooms would be wheelchair accessible as required by policy ED12 (b) of the Lambeth Local Plan 2015 (this would be secured via condition 24) and all floors of the hotel are accessible by lift. Officers have undertaken a preliminary assessment against the National Quality Assessment Scheme and confirm that the proposed hotel, has the potential to be accredited by the National Quality Assessment Scheme as required by policy ED12 (c). The level of accreditation would depend on the types of services provided by the hotel operator. The proposed hotel would be of high quality and it would comply with Policy ED12 (b) and (c).

7.1.20 In summary, the principle of the proposed hotel in this location is acceptable and in compliance with policies ED12 of the Lambeth Local Plan and policy 4.5 of the London Plan 2016 and policy E10 of the draft London Plan 2019.

Proposed ancillary restaurant/bar

7.1.21 It is proposed to use 266sqm of the ground floor as a restaurant/bar. This use would be ancillary to and operated in conjunction with the hotel (to be secured by condition 49). The purpose of this condition is to ensure the restaurant/bar remains ancillary to the hotel use, to avoid potential amenity impacts that could arise from an independent operator on hotel users and nearby residential properties. The previous application ref. 16/00795/FUL allowed a 159sqm retail use (A1/A3), which established in principle support for a restaurant/bar use. The proposed restaurant/bar would be controlled by a number of amenity conditions (conditions 42-51). Officers also recommend condition 31 to ensure the ground floor windows are clear class to ensure the restaurant/bar has an active frontage.

7.2 Urban Design and Conservation

Scale, massing, layout and appearance

7.2.1 The proposed building would have two towers with a low rise element in between. It would have a distinct contemporary form with a high quality design, which would complement neighbouring tall buildings, particularly those that have recently been constructed directly to the north of the application site.

7.2.2 The Council’s Conservation and Design officer noted that a building with a very similar design has been previously considered acceptable by the Conservation and Design Team and granted permission by the Council under ref. 16/00795/FUL. The current scheme would propose a very similar form and appearance of the approved building.

7.2.3 It is considered that the proposal would comply with Policy 7.7 of the London Plan 2015,which is about the location of tall buildings, for the following reasons:

 It would be located in the CAZ and an opportunity area. The London Plan states that tall buildings should generally be limited to these sites and town centres or areas of intensification;  The Council’s conservation officer has advised it would relate well to the form, proportion, composition and scale of other buildings in the area, and that it would match the character of other tall buildings that are now established in the area;  Subject to condition (discussed below), it would incorporate high standards of architecture and materials;  It would have an active frontage that provides a positive relationship to the street; and  It would provide a contribution to local regeneration, including cycle and pedestrian infrastructure along Goding Street. 7.2.4 The proposal would also comply with Lambeth Local Plan 2015 policies about tall buildings (Policy Q26) for the following reasons:

 It is not located in an area identified in the Local Plan as inappropriate for tall buildings;  The Council’s conservation and design officer has advised the proposal would achieve design excellence in terms of form, silhouette, materials and detailing (subject to conditions), would make a positive contribution to the skyline; and that there would be no adverse impact on the significance of strategic of local views (this is discussed separately at paragraphs Error! Reference source not found. to Error! Reference source not found.);  Subject to condition (discussed below), it would incorporate high standards of architecture and materials;  It would not have any unacceptable impacts on amenity as discussed at section 7.4 of this report. 7.2.5 The proposed building does not incorporate publically accessible areas on the upper floors, as encouraged (where appropriate) by Policy 7.7 (C) (h) of the London Plan 2015; however, policy D9 (D) of the draft London Plan 2019 states that this requirement is aimed at “particularly more prominent tall buildings”. As such, officers do not consider that the upper floor of this buildings should be publically accessible.

7.2.6 In relation to the building design, the Council’s Conservation and Design Officer has advised that the proposed rustication of the stonework on the lower floors, the conservatory cases flanking the main entrance and the attention to detailing will make for a very smart, high quality building consistent with polices about design quality at Policy Q7 of the Lambeth Local Plan 2015.

7.2.7 The proposal would also comply with Policy Q24 (River Thames) of the Lambeth Local Plan 2015. Although most of this policy applies to properties with a direct frontage to the River Thames, the proposal would comply with this policy because it would not have any unacceptable impacts on views from the river or from the opposite bank. Strategic and local views are discussed separately at paragraphs Error! Reference source not found. to Error! Reference source not found. of this report.

7.2.8 In summary, the application site is appropriate for a tall building and the proposed building is of a high quality that would complement other new tall buildings along Albert Embankment to the north, being similar to them in scale and bulk, in line with Policies Q7 and Q26 of the Lambeth Local Plan 2015 and Policy 7.7 of the London Plan 2015. Officers support the design of the proposal, subject to the following conditions to ensure that the external appearance of the proposed building is satisfactory and to avoid clutter:

 Conditions 28 (schedule of materials) and 29 (detailed drawings) to ensure that the detailed design and materials are of high quality;  Condition 30 to ensure there are post-build external pipes constructed on the building; and  Condition 32 to remove permitted development rights for telecommunication equipment.

Figure 14 - CGI of the proposed development at street level

7.2.9 In summary, the application site is appropriate for a tall building and the proposed building would complement other new tall buildings along Albert Embankment to the north, being similar to them in scale and bulk, in line with Policy Q26 (a)((i) and (iv). The proposed development would be of high quality and subject to conditions would achieve design excellence, in line with Policy Q26(iii) and (v). The Conservation and Design Officer advised that there would be no harm to the significance of strategic views or heritage assets (including their setting) in line with Policy Q26 (a)(ii). The proposal would not cause unacceptable impact on its surroundings in line with Policy Q26 (a)(vi), which is discussed in sections 7.4 and 7.8 below.

Impact on heritage assets: Legislation and national policy context

7.2.10 The beginning of the Agenda Pack contains a summary of the legislative and national policy context for the assessment of the impact of a development proposal on the historic environment and its heritage assets. This is in addition to Lambeth Local Plan and London Plan policies.

7.2.11 Turning to consider the application of the legislative and policy requirements referred to above, the first step is for the decision-maker to consider each of the designated heritage assets (referred to hereafter simply as “heritage assets”) which would be affected by the proposed development in turn and assess whether the proposed development would result in any harm to the heritage asset.

7.2.12 The decision of the Court of Appeal in Barnwell Manor confirms that the assessment of the degree of harm to the heritage asset is a matter for the planning judgement of the decision-maker.

7.2.13 However, where the decision-maker concludes that there would be some harm to the heritage asset, in deciding whether that harm would be outweighed by the advantages of the proposed development (in the course of undertaking the analysis required by s.38(6) PCPA 2004) the decision-maker is not free to give the harm such weight as the decision-maker thinks appropriate. Rather, Barnwell Manor establishes that a finding of harm to a heritage asset is a consideration to which the decision-maker must give considerable importance and weight in carrying out the balancing exercise. 7.2.14 There is therefore a “strong presumption” against granting planning permission for development which would harm a heritage asset. In the Forge Field case the High Court explained that the presumption is a statutory one. It is not irrebuttable. It can be outweighed by material considerations powerful enough to do so. But a local planning authority can only properly strike the balance between harm to a heritage asset on the one hand and planning benefits on the other if it is conscious of the statutory presumption in favour of preservation and if it demonstrably applies that presumption to the proposal it is considering.

7.2.15 The case-law also establishes that even where the harm identified is less than substantial (i.e. falls within paragraph 196 of the NPPF), that harm must still be given considerable importance and weight.

7.2.16 What follows is an officer assessment of the extent of harm which would result from the proposed development to the scoped heritage assets provided by the applicant as part of its submission. This includes Conservation Areas, and neighbouring Listed Buildings. This is then followed by an assessment of the public benefits of the proposals.

Figure 15 - Heritage assets near the application site

Impact on heritage assets: Albert Embankment Conservation Area

7.2.17 Vintage House is within the Albert Embankment Conservation Area and is a positive contributor. The Texaco petrol station is within the setting of the Albert Embankment Conservation Area. Council and GLA officers are in agreement that the proposal (including the refurbishment of Vintage House) would not cause harm to the significance of the Albert Embankment Conservation Area. However, the Council and GLA officers have reached different conclusions about the impact of the new hotel tower to the setting of the conservation area, with Council officers finding no harm, and GLA officers finding less than substantial harm.

Significance of the Albert Embankment Conservation Area 7.2.18 In relation to Albert Embankment, the Albert Embankment Conservation Character Appraisal (2017) states that “This road runs north- south from Vauxhall Bridge to Lambeth Bridge. The northern half runs along the river edge and the southern half runs inland this gives each half a very different character. The southern (inland) part of Albert Embankment runs from Vauxhall Cross to Peninsula Heights. The eastern side is characterised by the stock brick railway viaduct to Waterloo which is set back behind generous open space. The viaduct arches contain commercial units and the open space is hard to the south and laid to lawn to the north. Mature trees bring welcome greenery. The western side is characterised by four post-war blocks – Vauxhall Cross Building, Camelford House, Tintagel House and Peninsula Heights. The footway here is fairly narrow and unacceptable cluttered in places by street furniture (telephone kiosks, bus shelters and advertisements)” (Paragraphs 2.46-2.47). “Proceeding southwards along Albert Embankment from Tinworth Street the road is inland of the river. On the west-side Peninsula Heights, Tintagel House and Camelford House and large post-war buildings of strong architectural character. To their immediate south, across the access road to Lack’s Dock, is the landmark post-modern Vauxhall Cross Building, (1989-1992). This group of buildings have a particularly important presence when viewed from the river, its bridges and the north bank” (Paragraph 2.54).

7.2.19 In relation to the relevant stretch of new contemporary buildings north of the application site, the Albert Embankment Conservation Character Appraisal (2017) states that “Vauxhall is identified as an Opportunity Area and earmarked for substantial growth. This includes tall building development immediately adjoining the conservation area along Albert Embankment. The heights here are limited to around 90m in order to protect the setting of the WWHS and the materials palette chosen for the majority of the new residential buildings is a light one, of similar effect to Portland Stone - the architecture is generally calm and understated, a sympathetic response to the wider city.” (Paragraph 2.21).

Lambeth Officers’ view 7.2.20 The proposed building would adjoin the conservation area, would be 90m in height and would be finished in light colour materials, following the character of the existing buildings north of the application site. The Council’s Conservation Officer is of the view that the proposed development would not result in any harm to the Albert Embankment Conservation Area or its setting. Officers are in agreement with the Council’s Conservation Officer and the following paragraphs provide information about how it was concluded there would be no harm to the conservation area or its setting.

7.2.21 The Albert Embankment Conservation Area is unique in Lambeth in so much as (i) it is linear (following the flow of the River Thames), (ii) the conservation area largely comprises the river, the riverside walkway, roadway and public open space with the buildings in many respects being secondary elements to the spatial ones; and (iii) the immediate setting of the central part of the conservation area is characterised by the high density tall building development of the Albert Embankment tall buildings cluster promoted by the Vauxhall Nine Elms Battersea Opportunity Area Planning Framework (OAPF).

7.2.22 The application site falls within an area (including the conservation area) identified as suitable for tall building development up to 90m in height in the Mayor of London’s OAPF (2012). Heritage sensitivity to tall buildings has been acknowledged in the OAPF and in the Vauxhall SPD (2013) which contains detailed analysis on how tall building development on the Albert Embankment should be designed to mitigate against adverse heritage impacts. The applicant has followed this approach in their design development:

- Vertical built with spaces between; - A subdued architectural character; - A pale palette of materials; - A clear architectural base / plinth which aligns with the parapet of Vintage house; - A continuation to the established built frontage – allowing Vintage House and The Rose PH to become again part of a longer street frontage – something which existed historically but was lost when the current the petrol filling station was erected.

7.2.23 In terms of bulk, scale and mass, the contrast here between the historic character of the conservation area and modern character of the recent development heightens the appreciation of both. 7.2.24 The application proposal has cantilever elements to the main towers, the northern one of which overhangs Vintage House. The Conservation and Urban Design Officer advised that this results in a “dramatic relationship between old and new which, contrary to being harmful, uses architecture to heighten the appreciation of both and introduce an unexpected element of architectural delight into the townscape of the conservation area”.

7.2.25 The Rose Public House and Vintage House are historical ‘incidents’ in an otherwise largely modern built frontage. The Conservation Officer has advised that they add historic, architectural richness and delight in what is otherwise the realm of modern towers. Vintage House is an attractive positive contributor building to the conservation area and the proposed refurbishment, conversion and restoration of the exterior will be an enhancement to the conservation area.

GLA view 7.2.26 In 2016 the GLA identified no harm to the conservation area. However, the GLA has modified its position since 2016 and is now of the view that the proposal would result in less than substantial harm to the setting of the conservation area. The GLA has come to this view because the proposed building would cantilever over the top of Vintage House and would also feature prominently in the setting of the Rose Public House (this building is further discussed in sections 7.2.25-7.2.28). In the context of other tall buildings along Albert Embankment, the GLA’s view is that the two low-rise historic buildings would appear insignificant in comparison to surrounding tall development and so the proposal would detract from the setting of the Conservation Area. It is GLA officers’ view this would result in less than substantial harm to the significance of the Albert Embankment Conservation Area, although this is offset by the public benefits of the proposal, including the effective optimisation of the employment benefits of the site.

7.2.27 Lambeth Officers disagree with the view that the scale of the proposed development together with the existing tall buildings would make the low rise buildings (the Rose Pub and the Vintage House) appear insignificant. Lambeth Officers consider there would be an acceptable separation between the historic buildings and the modern buildings including the proposed hotel (including the cantilevered overhanging element). The difference in scale and design would provide contrast, which would not be harmful to the setting of the Albert Embankment Conservation Area.

Conclusion 7.2.28 Should members disagree with Council officers and find that there is harm to the Albert Embankment Conservation Area, an assessment of potential harm against the benefits of the scheme is provided below under the heading ‘Assessment of harm versus benefits’. It is officer’s view that if member’s do find any harm to the conservation area that this would be outweighed by the public benefits flowing from the scheme.

Impact on heritage assets: other conservation areas

7.2.29 The scheme is visible from the Kennington Conservation Area and from the City of Westminster’s Milbank Conservation Area, the Smith Square Conservation Area, the Westminster Abbey and Parliament Square Conservation Area and the Savoy Conservation Area. The presence of a tall building in this locality is acceptable in principle because neighbouring tall buildings already adjoin the Albert Embankment Conservation Area and are visible from the other conservation areas. Care has been taken with the bulk, scale and mass to ensure that it is in harmony with its tall neighbours and the detailed design is calm with a pale and recessive stone-like palette. The slender vertical forms reflect schemes approved nearby and what is also already visible from the conservation areas. Whilst the proposal is a tall building and whilst it will be visible from a number of conservation areas, officers consider that its impact is not harmful.

Impact on heritage assets: World Heritage Site and listed buildings 7.2.30 The development would be seen in contextual views of the Westminster World Heritage Site. The World Heritage Site is located within the Westminster Abbey and Parliament Square Conservation Area and contains 33 Grade I listed, 5 Grade II* listed and 45 Grade II listed buildings and structures, of which the principal listed buildings are the Grade I listed Palace of Westminster, Westminster Abbey and St Margaret’s Church.

7.2.31 In most views the proposal would appear either obscured by intervening development or significantly to the west of the Westminster World Heritage Site, a view from Westminster Bridge is provided in Appendix 4. The Outstanding Universal Value (OUV) of the site would not be affected as the World Heritage Site is already appreciated within the wider setting of tall development in London, and this is recognised as a feature of the site. The proposed building would be part of a group (including the Dumont, Merano and Corniche) of taller buildings and it would complement this existing townscape. The development would have a neutral impact on the OUV, integrity and authenticity and would cause no harm to the setting of the Westminster World Heritage Site in line with Policy Q19 of the Lambeth Local Plan 2015. The GLA agreed that there would be no harm to the WWHS.

Impact on heritage assets: Summary

7.2.32 Officers consider that the proposed buildings would cause no harm to any designated heritage assets or local undesignated assets. The proposals would protect the setting of all relevant heritage assets and comply with development plan policies, in particular policies Q19, Q20, Q22, and Q23 of the Lambeth Local Plan 2015.

Assessment of harm versus benefits

7.2.33 Officers consider that the development would not harm the significance of any heritage assets and that an assessment of harm versus benefits is not required. It is also noted that the previous application ref. 16/00795/FUL allowed a very similar building and no harm was identified.

7.2.34 Should Members come to a different view, they must consider the impact of the proposed development on the significance of each designated heritage asset. Great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance (as per paragraph 193 of the NPPF).

7.2.35 If Members come to a view that there would be substantial harm or total loss of the significance of a designated heritage asset, consent should be refused, unless it is demonstrated that the substantial harm or total loss is necessary to achieve substantial public benefits that outweigh the identified harm or loss (as per paragraph 195 of the NPPF).

7.2.36 If Members come to a view that there would be less than substantial harm to the significance of a designated heritage asset, the identified harm should be weighed against the public benefits of the proposal, including where appropriate, securing the heritage asset’s optimum viable use (as per paragraph 196 of the NPPF).

7.2.37 In this case, officers consider that the development provides the following public benefits:

Economic:  Employment and skills: the application would be subject to an employment and skills financial contribution of £86,775, which would be used towards the employment and training of local residents and would help local people to access job opportunities arising from the proposed development.  Employment: the proposed hotel would result in the addition of approximately 300 FTE jobs. The refurbished Vintage House would re-provide approximately 150 FTE jobs.  Benefits to the local economy: the proposed hotel would bring people to the Vauxhall area, many of whom are likely to support local businesses.

Social  Walking and cycling (Goding Street): a financial contribution of £150,000 towards walking and cycling infrastructure along Goding Street and resurfacing of the road.  Legible London: contribution of £6,000 to be used towards the installation of additional Legible London signage around the application site.  Urban Design: active frontage along Albert Embankment.

Environmental  Cycle hire: £20,000 payment for the installation of 8-10 new cycle parking spaces at the Albert Embankment cycle hire docking station.  Biodiversity: the scheme would provide new green space that would increase biodiversity on site.  Reduction in motorised vehicle trips: a reduction in vehicle trips to/from the site – a reduction of 53 in the a.m. peak and 39 in the p.m. peak.  Energy efficiency: energy efficiency and sustainability of the refurbished Vintage House would be an improvement from the existing.  Carbon reduction: the proposed hotel building would far exceed London Plan carbon reduction targets. A carbon offset contribution to be used towards sustainability projects.  Heritage: refurbishment of Vintage House would be an enhancement to the Conservation Area.

7.2.38 Officers consider that the above constitute significant public benefits. The GLA are of the view that the public benefits would outweigh the impacts to the Albert Embankment Conservation Area. Council officers are of the view that the proposal would not cause any harm that needs to be outweighed by public benefits.

Impact on undesignated heritage assets: the Rose public house (locally listed building)

7.2.39 The Locally Listed Rose Public House is located at the junction with Tinworth Street and together with the adjoining Vintage house are the only surviving 19th century buildings fronting the Albert Embankment. The Rose Public House is purpose-built public house in an Italianate Style. It comprises of four-storey, three bays to Albert Embankment and six-ways to Tinworth Street.

Figure 16 - The Old Rose Pub and the proposed development

7.2.40 The locally listed building is adjoining on one side the tall Merano Development, which has a modern appearance and on the other side is the application site. The image below shows the relationship between the proposed development and the existing buildings (The Rose is highlighted in yellow). The proposed development would be of a modern appearance and it would be big compared to the public house. The Conservation and Urban Design Officer considers the proposed development would highlight the contrast between the historic buildings and the new development along Albert Embankment. The Conservation and Urban Design Officer advised that the proposed development would cause no harm to the setting of the locally listed building.

7.2.41 If Members come to a view that there would be any harm to the significant of a non-designated heritage asset, then a balanced judgement will be required having regard to the scale of the harm and the significance of the heritage asset (as per paragraph 197 of the NPPF).

Protected Views

7.2.42 The proposal has been assessed in the context of the protected views as listed in the application details section above. The assessment below focuses first on the views within the Mayor’s London Views Management Framework (LVMF) and then the protected local views.

Strategic Views 7.2.43 The site itself is not located within any of the key strategic viewing corridors or protected vistas identified in Policy 7.11 or the LVMF. It will however be seen from some LVMF viewpoint, such as River Prospects 15A.2, 17A.2, 18A.2 and 18A.3 and London Panoramas 2A.2 and 2B.1and 4A.2 as set out in the LVMF.

7.2.44 In River Prospects 15A.2, 17A.2, 18A.2 and 18A.3 the proposal would be partly obscured by surrounding development, including the adjacent Prince Consort House. GLA officers noted that there is significantly more intervening development obscuring the proposal in 2019 compared to 2016, and as such the proposal would not detract from these views and would not affect the view of any landmarks. Officers agree with this assessment, as the proposal would appear either obscured by intervening development in London Panoramas 2A.2 and 2B.1 or significantly to the west of the Westminster World Heritage Site, thereby allowing a viewer to continue to recognise and appreciate this landmark. With regard to the protected view 4A.2 it is considered that the impact on the skyline would be neutral and would not harm the ability to view the strategic landmark of Westminster.

7.2.45 The applicant has provided a comprehensive visual impact assessment covering all the affected strategic views. The Conservation Officer advised that none of the views illustrated would cause any harm to the protected views as the building will sit within the emerging tall building group on the Albert Embankment and with the Vauxhall cluster in the backdrop.

Impact upon Local Views

7.2.46 The application site is partially within the view of the Victoria Tower from Brockwell Park, which is identified within Policy Q25 of the Lambeth Local Plan 2015. This view was approved together with the adaptation of the Lambeth Local Plan in October 2015. The plan process takes time and the original views assessment had been undertaken a couple of years previously. At that time, the view of the Victoria Tower from Brockwell Park was identified as having local value. It was thus included in the draft Local Plan and in the subsequently adopted Local Plan, 2015. However, during the intervening years the Merano (previously known as Eastbury House) was erected. It obscures a large part of the Victoria Tower, compromising what the local view designation sought to protect. The current proposal will obscure the remaining part of the Victoria Tower in this view. The assessment of the previous scheme (ref. 16/00795/FUL) considered this impact and considered that given that the view is already compromised, the cumulative impact of the scheme was given very little weight in planning terms.

7.2.47 The buildings north of the application site are now built out and they have compromised this view and the draft revised Lambeth Local Plan (2020) now proposes to remove it from the non-designated list of local views. Therefore, officers consider the impact on the already compromised view is given very little weight.

Archaeology

7.2.48 The application site lies within an Archaeological Priority Area, which includes prehistoric settlements, Roman settlements and boat, medieval riverside zone village centres and important houses, post- medieval settlements and early industrial development. Based on this, Historic England Archaeology has recommended that any approval should be subject to condition 16 requiring a programme of archaeological excavation and mitigation in accordance with a written scheme of investigation to be approved by the Council in consultation with Historic England.

7.2.49 Subject to condition 16, the proposal would not result in any unacceptable impacts to the Archaeological Priority Area.

7.3 Designing Out Crime

7.3.1 Officers consider that the development could achieve the standards and objectives of the Secured by Design initiative. Further detailed measures would be secured by condition 25, which requires a certificate of accreditation to Secured by Design Standards. Officers have also included conditions 26 requiring a crime prevention strategy and condition 27 requiring a counter terrorism strategy.

7.4 Amenity

Daylight, Sunlight and Overshadowing

7.4.1 The beginning of the Agenda Pack contains broad contextual overview of the assessment framework within which BRE compliant sunlight and daylight studies are undertaken. This includes an explanation of the key terms and targets contained within the BRE guidance. The following assessment has been made in the context of this information.

7.4.2 LLP Policy Q2 states that development will be supported if: (iv) it would not have an unacceptable impact on levels of daylight and sunlight on the host building and adjoining property; and (vi) adequate outdoor amenity space is provided free from excessive overshadowing. Furthermore paragraph 10.5 of the policy text states that ‘’the Council will use established industry standards when assessing schemes, including ‘Site Layout Planning for Daylight and Sunlight (BRE Trust, 2011) and any other relevant standards.’’ The BRE guide is not mandatory and is intended to be an ‘instrument’ of planning policy. “Although it gives numerical guidelines, these should be interpreted flexibly since natural lighting is only one of many factors in site layout design”. London Plan Policy 7.6b takes a similar approach and states: “An appropriate degree of flexibility needs to be applied when using BRE guidelines to assess the daylight and sunlight impacts of new development on surrounding properties.” In denser urban locations there are likely to be BRE transgressions with new development in place.

Figure 17 - 3D Model of the proposed building, as viewed from the west

7.4.3 The proposed building remains unchanged in terms of massing and scale compared to the approved scheme under ref. 16/00795/FUL. The approved scheme was reviewed by the Council’s independent BRE consultant and it was considered that there would be no significant adverse daylight, sunlight and overshadowing impacts given the urban context and having regard to the BRE guide. The 2016 assessment remains valid, as it incorporated all adjacent buildings (built out and approved) which would be affected by the scheme. The assessed buildings are shown in the above 3D model.

7.4.4 The following properties (as shown on image Figure 17) were tested and the results of the independent review of the report by the Councils’ consultant are summarised as follows: Properties to the east of the application site

7.4.5 Spring Gardens: The hotel and student accommodation entails a core transient form of accommodation and whilst this may be a category of use that falls within a group of uses that have a ‘reasonable expectation’ for light and therefore forms a material consideration in the assessment, it is not considered to be the same as the amenity requirements and expectations for permanent Class C3 housing. The results are detailed as follows:

Daylight: o VSC: 180 windows were assessed and 53 of these (or 30%) have a reduction exceeding 20% and of these, the vast majority do not have a reduction exceeding 35%; o ADF: All rooms exceed the target 1% for bedrooms, with results of 1.2% or more; Shadowing: Courtyards – No shadowing until 3pm and by which time, the courtyard will already be experiencing a degree of self-shadowing; Summary: Access to daylight is considered to be reasonably maintained especially when taking into account the urban context and mirror development.

7.4.6 1-10 Shaftsbury House, 1-10 Cromwell House & The Black Dog PH (No 112), Vauxhall Walk: Whilst these residential properties (or in the case of the PH containing residential elements), are a reasonable distance away for the proposal, they do have windows in the rear elevations facing towards the proposal. The results are detailed as follows:

Daylight o VSC: Majority of reductions do not exceed 20% and in the isolated areas where they do, the reductions are still relatively close to the 20% target. Therefore, no significant, unacceptable adverse effect on daylight; o ADF: As above; Sunlight o APSH: Any living rooms within the rear elevations facing the proposal are not considered; o for sunlight review (as such elevations face within 90 degrees of north); Shadowing: N/A, no amenity space to be tested.

Figure 18 - 3D Model of the proposed building, as viewed from the east

Properties to the west of the application site

7.4.7 Peninsula Heights

Daylight: o VSC: . Single aspect room reductions: 1st to 2nd floor reductions ranging 66.2%- 71%; 3rd to 5th floor reductions ranging 57.9%-60.8%; 6th to 8th floor reductions 54.5%-56.6%; 9th to 10th floor reductions ranging 53.2%- 54.5%; and . Dual aspect: similar reductions to the above figures; where the dual aspect is to the north the VSC reduction is minimal and conversely, they are relatively more where the dual aspect faces to the south on account of the existing impact of Tintagel House. o DD: . Single aspect room reductions: 1st to 2nd floor reductions ranging 3.56%-37.64%; 3rd to 5th floor reductions ranging 11.15%-11.58%; 6th to 8th floor reductions 11.44-13.87%; 9th to 10th floor reductions ranging 1.51-1.68%; and . Dual aspect: No noticeable reductions because there are no dual aspect rooms with a daylight distribution of greater than 20%.

[Comment: A reasonable daylight distribution as compared with poorer VSC results is down to the specifics of these completely different tests i.e. gaps of sky being available/seen within a room (DD test) but not necessarily a high percentage of sky being available when considering the dome of the sky and window plane (VSC test)]

o ADF: Bedrooms – above the 1% target with the exception of 1 1st floor bedroom with 0.6%. Kitchens are not meeting the 2% target, however they are galley style and of less than 12 square metres, which is considered small and this reduces their importance. Sunlight: o APSH: Although the reductions are significant on account of the currently unobstructed east-facing elevations, the APSH for windows still achieve the 25% yearly target and 5% winter target with the exception of the lowest 2 floors which do not quite meet the criteria. However, they are dual aspect living rooms. Shadowing: o There is no shadowing to the building or to any associated amenity space by this proposal after 11am. Summary: Whilst there is significant reduction in the VSC test, this is on account of the currently unobstructed situation. The effect is also limited to bedrooms as well as galley kitchens which are deemed ‘non-habitable’. Conversely for daylight distribution, the scheme meets the BRE criteria except for some reductions at 1st and 2nd floor. Therefore, in this urban context the levels of daylight and sunlight could still be considered reasonable, and also considering such approaches as ‘mirror-development’.

Properties to the north of the application site

7.4.8 Merano (formerly Eastbury House): The building to the north does not necessitate reliance on good levels of daylight from the 36-46 Albert Embankment development site due to minimal fenestration to its southern elevation and reliance on its eastern and western elevations.

Daylight: o Units are typically dual aspect and windows within the south facing elevation (facing the north flank end of 36-46 Albert Embankment) being either secondary windows or windows serving non-habitable rooms. As such there is relatively minimal effect in terms of daylight reductions / no further comment required. Sunlight: o APSH: Although there is potential for significant reductions given the application site is directly south and the current situation is as ‘unobstructed’, secondary windows of Eastbury House to the relatively ‘unobstructed’ east and west facing facades benefit the south facing rooms in cases where these affected rooms are ‘habitable rooms’. Therefore, reasonable sunlight is maintained. Shadowing: Main shadowing is from 11am to 2pm.

7.4.9 There are no properties to the south of the application site. In terms of public open spaces and the consideration of shadowing, the BRE Guide 2 hour amenity test is also met for all of the 4 public areas identified, namely:

 Land to the north of Peninsula Heights;  Land to the south of the proposal along the Albert Embankment;  Land to the south of Glasshouse Walk between Goding Street and Vauxhall Walk (Part of Vauxhall Pleasure Gardens); and  Land to the south of Glasshouse Walk between Vauxhall Walk and Tyres Street (Part of Vauxhall Pleasure Gardens).

7.4.10 Officers consider that the proposal would not result in an unacceptable loss of light, given the tight urban context and the character of the surrounding area. The proposed development would comply with Policy Q2 of the Lambeth Local Plan 2015.

Privacy, outlook and sense of enclosure

7.4.11 Policy Q2 states that development will be supported if (ii) acceptable standards of privacy are provided without a diminution of the design quality; (iii) adequate outlooks are provided avoiding wherever possible any unacceptable levels of overlooking.

7.4.12 The proposed building would be located at a minimum distance of 20m to the nearest building known as “Merano” to the north and by 40m to the Spring Mews to the East. It is noted that the BRE guidance advises that the recommended privacy distances are typically between 18m and 35m. The proposed development would be within the recommended distance for the nearest property and it would not result in unacceptable loss of privacy. In addition, given the sufficient separation between the buildings, the proposal would not impact on neighbouring outlooks or would it unacceptably increase the sense of enclosure felt by neighbouring residents. The proposal would comply with policy Q2 (ii) and (iii).

Noise and vibration

7.4.13 The potential noise impacts from the development include from the restaurant/bar, extraction equipment, and plant and trunking. The application was referred to the Council’s environment health consultant which recommended the following conditions to ensure the development would not result in unacceptable noise disturbance to future guests of the hotel, workers in the offices or neighbouring residents: condition 42 (Environmental noise), condition 43 (Insulation of noise and vibration for the commercial uses), condition 44 (Details of plant and trunking), condition 45 (Plant acoustic assessment) condition 46 (Noise and vibration from plant and services), condition 47 (No amplified noise above background levels), condition Error! Reference source not found. (Hours of operation) and condition 48 (Operational management plan for A class uses). The environmental health consultant raised no concerns, subject to these conditions being imposed.

7.4.14 The Council received objections in relation to noise from the railway lines reflecting of the proposed building towards the residential properties between Vauxhall Walk and the rail arches. The Council’s environmental health consultant was asked to assess this potential noise impact and they advised as follows:  That building facades rarely act as perfect acoustic reflectors of noise, and in this case the presence of balconies and other structural or architectural features would result in noise being more scattered; and  The applicant’s Noise and Vibration Assessment considered a worst-case scenario, which was that any increase in noise levels would be perceptible to most people but that the potential impact would be insignificant. Based on this finding, the Council’s consultant advised that no mitigation was necessary.

7.4.15 The environment health consultant raised no concerns and advised that it is unlikely the noise reflected from the proposed development would contribute discernibly to environmental noise.

7.4.16 Officers consider that, subject to the recommended conditions the proposed development would not result in unacceptable disturbance to neighbouring residents and any increase of noise would be appropriately mitigated, in line with Policy Q2.

Odours and smells

7.4.17 The proposed ancillary restaurant/bar would require mechanical extraction, comprising venting to the rear at facia level, facing the rear servicing area and National Rail track and arches. The extraction faces the railway arches which do not accommodate any sensitive uses such as residential and as such, there are no neighbour implications or impacts to uses to consider. In respect of impact on future occupiers and users, this will be limited given this is a servicing route for waste bins and cycle parking rather than being the main site thoroughfare.

7.4.18 Condition 44 is recommended to ensure the mechanical extraction and ducting is to a high quality and maintained for the lifetime of the use, thus mitigating impacts to on site occupiers and users. This arrangement was considered acceptable as part of the 2016 application proposing a restaurant.

7.5 Transport

Site context and access and trip generation

7.5.1 The site has excellent public transport accessibility (PTAL, score of 6b). The site is located on the A3036 Albert Embankment at the junction with Glasshouse Walk, approximately 300m north of Vauxhall Cross.

7.5.2 The central pedestrian access point for the hotel will be from Albert Embankment via the foyer area which will be a shared space for pedestrians and vehicles with pedestrians having the added benefit of a footway demarcated by tactile paving around the perimeter. The shared space area will be actively controlled by trained hotel foyer staff to prioritise pedestrian safety and usage. A parking management plan would be secured via condition 59 to ensure the safety of pedestrians.

7.5.3 Vintage House will have its own separate pedestrian access. The scheme is designed to provide active frontage on the Albert Embankment with additional pedestrian entrances to the A3/A4 space.

7.5.4 The Transport Officer advised that all surfaces and entrances have been designed such that they are able to accommodate the needs of people with a mobility impairment and wheelchair users.

7.5.5 The GLA have noted that the proposal would increase pedestrian footfall and the number of cyclists using Albert Embankment, and they have requested a contribution to be secured via the S106 agreement to support the Healthy Streets program (which promotes cyclists and pedestrians over vehicle movements) and to mitigate the impacts of the additional pedestrians and cyclists. This would include the provision of segregated cycle lanes, connecting with the wider cycle network, and improvements to pedestrian crossings and the public realm to support the Mayor’s Healthy Streets Approach. The requested contribution will fund improvements for those walking and cycling in the immediate vicinity of the site on Albert Embankment. This will improve safety and amenity to support active travel opportunities to/from the new development. The works and the relevant proportionate contribution required to mitigate these impacts is to be agreed between the applicant and TfL at this stage, once agreed will be secured by S106 obligation.

7.5.6 There are existing utility cabinets located on the footway near the junction of Albert Embankment and Glasshouse Walk. These cabinets belong to TfL. The proposal would widen this footway in such a way that would require the utility cabinets to be relocated (so they do not obstruct pedestrians using the widened footway). This relocation is to be secured by s278 agreement and is included in the list of proposed obligations at section 7.10 of this report.

7.5.7 The proposed development would replace the existing two crossovers from the application site onto Albert Embankment with a single crossover, the works associated with this change would be subject to a s278 agreement with TfL. The proposal would also require a new crossover at Glasshouse Walk and the associated works would be subject to a s278 agreement with the Council. These works are in the list of proposed obligations at section 7.10 of this report.

Car parking

7.5.8 The application site is located within a Controlled Parking Zone (CPZ) and given the high PTAL the development is to be secured as car permit free for businesses and a cycle hire membership is to be provided for all employees for a period of three years. Both obligations, secured by s106 agreement, would comply with Policy T3 and T7 of the Lambeth Local Plan 2015 which support car free development, particularly in areas where alternative modes of transport are available and where public accessibility is high.

7.5.9 The proposal includes 8 accessible (Blue Badge) car parking spaces within the basement of the new building. The Council’s Transport Officer considers the provision of 8 assessable car parking spaces acceptable, given the scale of the hotel and the proposed type of car park. TfL has agreed that the provision of 8 car parking spaces is acceptable and advised that a Parking Design and Management Plan should be secured by condition, and under no circumstances should any of the spaces be converted to standard car parking. This is secured via condition 59.

7.5.10 TfL noted that Blue Badge car parking for the existing offices is available on Goding Street or Glasshouse Walk, which is accepted.

7.5.11 In order to encourage the uptake of electric vehicles, Condition 60 is recommended to secure the provision electrical charging points for electric vehicles, in accordance with London Plan Policy 6.13.

Taxis

7.5.12 The proposed forecourt area would have a drive-in drop-off and pick up area available for use by taxis (see Figure 19 below). The development is expected to generate demand for 10 taxis per hour with a worst case scenario of 21 taxis per hour. The drop off and pick up area could accommodate up to 6 taxis at a time, and service up to 90-120 taxis per hour. This means that the proposal would provide more than ample spaces to meet taxi demand.

7.5.13 The Council’s Transport Officer has advised it is possible in exceptional circumstances that more taxis may be present than can be accommodated within the site. However, given the rarity of such occasions, re-designing the drop-off and pick-up area is not considered necessary or reasonable. The Transport Officer considered the proposed drop-off and pick-up area is appropriate and acceptable as currently designed.

7.5.14 To ensure the smooth function of the drop-off and pick-up area, TfL recommended that the use of this area should be limited to licenced taxis only and a small designated taxi rank space within the forecourt should be marked to restrict use by private hire vehicles. This would be enforced via a Traffic Regulation Order and would improve the safety of passengers. TfL requested that the details of the taxi rank be secured by condition. The Council’s Transport Officer has agreed with these outcomes which are to be secured via condition 61.

Figure 19 - Taxi drop-off swept path analysis Travel plan

7.5.15 The applicant has submitted a draft Travel Plan, which sets out broad aims and objectives, and contains a range of measures to encourage the use of sustainable modes of transport. A final Travel Plan would be secured by condition and a monitoring fee secured by a s106 planning obligation, which would include a monitoring contribution to ensure its successful implementation.

Cycle parking

7.5.16 The development would provide a total of 80 cycle parking spaces, 52 of which would be for long stay (both hotel and employees) and 28 would be for short stay visitors. The proposed number of cycle parking spaces is in accordance with London Plan standards. The cycle parking spaces are to be designed to London Plan standards, with final details to be secured by condition 63.

7.5.17 TfL have advised that the existing cycle hire docking stations within the vicinity of the site are already well used, and that the proposed hotel would generate further demand on cycle hire services. TfL explained that a survey of the nearest three Cycle Hire docking stations to the site has been undertaken to demonstrate the availability of cycle hire in the vicinity. The survey was carried out in the morning of 29th November 2019, which confirmed that there were 65 hire cycles available in total over the three sites. At the time of year that the survey was undertaken the demand for cycle hire would be at its lowest, as confirmed by trends displayed in TfL’s latest Travel in London report. At busier times it would therefore be expected that the available capacity would be considerably less. The existing 24 point docking station on Albert Embankment is within the top 25% of all stations for usage in Lambeth. The proposed uses at the site are expected to generate additional demand for cycle hire, which will require the expansion of the nearest docking station on Albert Embankment. To provide more capacity, a contribution of £20,000 has been requested. This would cover the cost to expand the existing docking station on Albert Embankment by 8-10 docking points to meet the new demand.

Waste storage and waste management

7.5.18 All bin stores would be located to the rear of the site, on a service corridor accessed from Glasshouse Walk. The bins would be transferred to the loading bay at the end of the service corridor on waste collection days. The arrangements including management on collection day is considered appropriate and acceptable.

7.5.19 Lambeth’s guidance about waste and recycling storage and collection requirements (2013) provides recommended refuse storage volumes for different use, as shown within the table below. The proposed refuse storage for office would exceed the recommended volume by 843L and the refuse storage for the proposed hotel (including the volume for the proposed ancillary restaurant) would exceed the recommended minimum by 446 L.

Use Description Floorspace (sq.m) Recommended Proposed Volume over the (Gross Internal Area) volume volume recommended: Office 1,357.00 3,528 L 2,200 L 843 L Hotel 24,588.00 18,4410 L 25,300 L 446 L

Ancillary 266.00 2,660 L Restaurant/Bar

7.5.20 The Council’s waste management company Veolia reviewed the proposal and advised that it is acceptable. Condition 55 would secure details of the proposed waste storage.

7.5.21 The Council’s Sustainability Consultant noted the inclusion of an Outline Site Waste Management Plan and advised that a full Construction Waste Management Plan demonstrating how waste will be dealt with and minimal quantities sent to landfill, which is secured via condition 56.

Servicing and Deliveries

7.5.22 Servicing requirements for the proposed hotel scheme differ to those of the consented residential scheme (ref. 16/00795/FUL). The proposed scheme, as submitted, would generate 27 daily servicing trips, which is a net increase of 16 trips from the 11 daily servicing trips under the consented residential scheme.

7.5.23 To reduce the impacts of the proposed scheme officers have worked with the applicant to improve the Servicing and Delivery Strategy in the following way:

 Moving servicing and delivery movements out of local residential streets. Under the consented residential scheme, service and delivery vehicles travelled from Albert Embankment via Black Prince Road and Vauxhall Walk onto Glasshouse Walk. The applicant has agreed to change this route to be from Albert Embankment via New Spring Garden Walk and Goding Street.  The applicant will be required to commit to freight consolidation to keep the servicing trips to a minimum. A minimum of 60% of the servicing trips to be consolidated, this equates to serving trips reducing from 27 to 11 servicing trips.  Servicing will only be permitted to take place outside peak times when the number of cycle and walking trips is at their highest.  The use of banksmen on site will provide extra security to reduce the conflict between the servicing vehicles, cyclists and pedestrians.

7.5.24 The above measures would be secured via condition 57.

Figure 20 - Proposed servicing route

7.5.25 The proposal will increase service and delivery movements along Goding Street. This section of Goding Street does not currently have separate vehicle, cycle and pedestrian areas. The Transport officer has advised that directing additional servicing vehicles along this street would increase conflict between vehicles and pedestrians and cyclists. This would result in greater risk for pedestrians and cyclists that does need to be mitigated. 7.5.26 To mitigate this harm and to contribute towards improved safety measures, the applicant has agreed to a financial contribution of £150,000. The sum was calculated based on the length of the relevant part of Goding Street (100m), the width of the footways (2m), the cost per square metre of installing a footway (£250/m2) and allowance for carriage way (resurfacing for the street would be £50,000). This will be used towards improved pedestrian and cycle infrastructure paths on either side of the carriageway, and the resurfacing of Goding Street. This payment is to be secured by S106. In addition the applicant has agreed to “sign up” to the Fleet Operator Recognition Scheme (FORS), which promotes safe and sustainable modes of transportation for delivery and servicing vehicles.

Construction

7.5.27 The application site is located on a busy road near residential buildings. Construction activities have potential to impact on the amenity of the residential buildings and the general amenity of the area. To address these impacts, officers recommend the submission of a detailed Construction Environmental Management Plan (CEMP) which would provide full details of the proposed construction methodology. The statement should advise how neighbours and adjoining businesses will be notified of any works, all reasonable measures to protect residential amenity, and all reasonable measures to protect the operation of Albert Embankment. This is secured via condition 4.

7.5.28 In addition to the above, the Sustainability Officer advised that an air quality and dust mitigation management plan should be provided prior to the commencement of the development (condition 5) and that all non-road mobile machinery (NRMM) should be registered and compliant with the NRMM Low Emission Zone requirements (condition 9). The applicant has also agree to sign up to the Considerate Constructors Scheme and the Nine Elms Construction Charter, both of which will help to ensure construction activities are managed to protect residential amenity and reduce traffic impacts – these are to be secured by S106.

7.6 Biodiversity, trees and landscaping

7.6.1 The existing site is of low ecological value. To improve the ecological value of the site, the proposal includes biodiverse roof planting as well as soft landscaping species that include pollen, nectar, seed and berry producing species and natives where possible which could support fauna. Final species and planting will be subject to condition 33, which would include a requirement for bat and bird boxes to be incorporated into the development. Officers note that the proposed development would provide approximately 560 sq.m of biodiverse roof (in comparison the approved residential scheme provided only 161 sq.m as roof space was used for communal gardens).

7.6.2 The landscape strategy would include different planning and approaches for street level, entrance, podium amenity and roof terraces as follows:

 Street Level: Pocket planting along the street frontage, a mature London Plane tree on the corner of Albert Embankment and Glasshouse Walk, planting screen for cycle parking and planting wall to the viaduct (subject to separate approval of NR);  Entrances: Botanical cabinets offering interest, using tropical species;  Podium amenity areas: Border planters with shrub planting and sufficient soil depth for medium trees to create privacy and screening and also mitigating amenity conditions; some parts to be artificially turfed for active uses; and  Green roofs: further details of the proposed green roofs and walls are secured via conditions 39 and their maintenance is secured via condition 40.

7.6.3 The landscaping proposal would enhance the proposed new building and contribute positively to the amenity of future users. The detailed landscape design of the hard and soft landscaping proposals and management will be secured via condition 33. 7.7 Sustainable Design and Construction

7.7.1 Policy 5.2 of the London Plan and Policy SI2 of the Draft New London Plan 2019 relate to minimising CO2 emissions and requires any application to be supported by an Energy Statement that illustrates the fullest contribution to minimising carbon dioxide emissions in line with the London Plan energy hierarchy (Lean- Clean-Green). This is expressed in terms of the 2013 Building Regulations Part L, with an improvement of 35% from 2014-2016 (October) and zero carbon thereafter. LLP Policy EN4: ‘Sustainable design and Construction’ requires development to meet the highest standards of sustainable design and construction feasible, relating to the scale- nature and form of the proposal. The LLP also requires the demonstration of both non-residential and residential development to accord with BREEAM requirements, expects demonstration of compliance at application stage through the submission of ‘pre-assessments’.

7.7.2 The proposed development has been accompanied by an Energy Strategy. The submission of this was in accordance with the LLP and London Plan policies and has been reviewed by the Council’s sustainability advisors - Bioregional.

7.7.3 The applicant’s Energy Strategy identifies that the development will incorporate a range of measures to address climate change. As a result, the new build and refurbished parts of the development are proposed to achieve approximately 64% carbon reductions, exceeding the minimum on-site reduction of at least 35 per cent beyond building regulations.

7.7.4 Officers recommend the following conditions to ensure the development meets the sustainability standards set out in the Lambeth Local Plan 2015 and the current and draft London Plan: condition 17 (BREEAM); condition 18(Emissions); condition 20 (Energy Strategy); Condition 21 (Energy strategy – implementation); condition 22 (future proof for district heating) and condition 23 (photovoltaic PV panels).

7.7.5 More detail on what these conditions require is as follows.

7.7.6 Design of the proposals has followed the Mayor’s Cooling Hierarchy, however developments of this size, scale and significance should undertake dynamic thermal modelling to demonstrate that reliance on active cooling has been minimised, as set out in Chapter 9 of the Sustainable Design & Construction SPG (pages 26-32). The Council’s sustainability consultant recommended this is provided under condition 20 which requires these details as part of an Energy Strategy.

7.7.7 The Council’s sustainability consultant advised that a strategy to address embodied emissions should be provided through a Life Cycle Assessment (LCA). The Council’s sustainability consultant recommended that the applicant should provide to the Council the results of a LCA and identify specific and binding actions to address estimated emissions. This is secured via condition 19.

7.7.8 The proposed development is not located near any available district heating network, however there is a potential expansion route near the site. The proposed development would include the necessary plant room features to facilitate the future connectivity to the potential district heating network. To ensure the proposals will demonstrate the potential of connection, further details would be secured via condition 22.

7.7.9 The proposed development is expected to achieve an ‘Excellent’ BREEAM rating with a score of 74.90% for the proposed new hotel and a score of 78.05% for the proposed refurbishment of Vintage House. This would comply with Policy EN4 and the BREEAM certificates would be secured via condition 17.

7.8 Other environmental matters

Contamination 7.8.1 The Environment Agency and the Council’s environmental health consultant have reviewed contamination risk on the site and has raised no objections to the proposal, subject to the inclusion of condition 6 (site investigation), condition 7 (verification report) and condition 8 (previously unidentified contaminated land).

Flood risk

7.8.2 The Council’s Flood Risk Officer has advised that the site is at a low risk of surface water flooding, based on Environment Agency flood mapping. The proposed water discharge strategy would use the Thames Water’s combined network, which would be acceptable. Thames Water recommended condition 15 to ensure there is sufficient water pressure capacity.

7.8.3 The proposed development will improve the existing drainage conditions of the site. The inclusion of a green roof and permeable paving is welcome. In terms of water drainage, the development would rely upon underground storage tanks, the Flood Risk Officer advised that this is acceptable, given the spatial constraints and the inclusion of a green roof system.

7.8.4 A management company will be responsible for the maintenance of the surface water management system. The Flood Risk Officer advised that this is common practice for such developments and noted that an indicative management plan has been provided, and is considered reasonable. The Flood Risk Officer recommended conditions 11 (surface water drainage system) and 12 (Management and maintenance plan of the final surface water management system) to ensure the maintenance plan is reflective of the final detail design of the drainage system.

7.8.5 The proposed development would include excavation of a basement and the Council’ Building Control Officer advised that the provided Basement Method Statement, 2019 is satisfactory. The Environment Agency advised that the proposed uses at ground level and basement level are considered ‘less vulnerable’ with users of those floors having internal access to first floor, above the breach flood level (set at a minimum of 8.03m AOD). In order to ensure the safety of occupants of the basement the FRA states that the southern stair core has been designed to remain dry in a breach scenario, this will be achieved by raising levels at the ground floor stair core to 5.25m AOD, providing 300mm freeboard above the breach flood level. This is acceptable and is secured via condition 14, in addition an evacuation plan is secured via condition 53.

7.8.6 The proposals are considered in compliance with LLP Policy EN5, subject to the above conditions.

Air quality

7.8.7 This proposed development is a major development located in the Lambeth-wide Air Quality Management Area. The Council’s Sustainability Officer recommends that an air quality and dust management plan be secured via condition 5.

Wind

7.8.8 The Council’s Environmental Health consultant advised that the submitted Wind Impact Study is acceptable, subject to condition 49, which ensures that the development is implemented in accordance with the wind mitigation measures in the Wind Impact Study.

Lighting

7.8.9 Condition 41 is recommended to secure details of a lighting scheme. This would ensure that the proposed lighting would meet industry standards, that unacceptable impact to the amenity of adjoining occupiers are appropriately mitigated, and ensure that the lighting scheme is “bat friendly”.

Glare 7.8.10 Network Rail recommended a glare assessment to be undertaken to ensure that light reflected by building façades will not affect signal sighting for the nearby railway, this is secured via condition 54.

Electromagnetic interference

7.8.11 A study to investigate the possible impact to television, radio and mobile phone broadcasting would be cured via condition 52, which would include mitigating measures as required.

Fire Safety

7.8.12 Policy D5 (Inclusive design) of the Draft London Plan 2019 requires proposals to set out how access and inclusion will be maintained and managed, including fire evacuation procedures. Policy D12 (Fire safety) of the Draft London Plan further requires for all development proposals to achieve the highest standards of fire safety. Whilst fire safety is currently dealt with under Building Control legislation, the planning process acts as a ‘gateway’ to consideration of the issue and we seek to ensure that appropriate consideration has been given.

7.8.13 The applicant provided a Fire Strategy (prepared by Ocubis) in relation to Policy D12 (part B). This was reviewed by the Council’s Building Control Team and they advised that the building design would in principal fulfil building regulation standards. The Building Control Team also advised that development would be subject to a full and detailed review when a building regulation application is submitted to the nominated Building Control Body. They also recommend a fire statement is secured through a planning condition for a more detailed response at a later stage.

7.8.14 Given the emerging weight in the planning process for fire safety, including Policy D12 (Fire safety), a condition is recommended requiring a Fire Statement produced by an independent third party (Condition 64). It would be required to detail the building’s construction, methods, products and materials used; the means of escape for all building users including those who are disabled or require level access together with the associated management plan; access for fire service personnel and equipment; ongoing maintenance and monitoring and how provision would be made within the site to enable fire appliances to gain access to the building. The submitted details would be assets by the Council’s Building Control department.

7.9 Employment and training

7.9.1 The Council’s Employment and Skills SPD (2018) sets out the obligations which will be sought from developers at the construction and end user phases of development to contribute towards a range of employment and training measures to mitigate the impacts of development and to ensure that local people can better access job opportunities arising from new development. This would be secured via Employment and Skills Plans, which would cover both the construction and end phase/occupation of the proposed development. In line with the SPD, the Council will seek an Employment and Skills Plan including a ‘headline’ target of 25% of jobs created by the development (in both the construction phase and for the first 2 years of end-use occupation of the development) for local residents and other training and skills initiatives as agreed with the relevant team within the Council. The Employment and Skills Plan will need to contain realistic estimates of the numbers and types of jobs estimated to be created by the construction and end-use phases, and actual figures will need to be supplied through monitoring reports.

7.9.2 In addition to the Employment and Skills Plans, the S106 obligation would require a financial of contribution of £86,775 towards the cost of vocational training and employment support. The financial contribution is based on an assumption about the level of net additional employment generated by the development.

7.10 Planning obligations and CIL 7.10.1 The LLP Policy D4 and Annex 10 sets out the Council’s policy in relation to seeking planning obligations and the charging approaches for various types of obligation. For contributions that are not covered by Annex 10, the Council’s approach to calculating contributions is guided by the Development Viability SPD (2017) and the Employment and Skills SPD (2018).

7.10.2 The proposed planning obligations are considered necessary to make the development acceptable in planning terms, are directly related to the development and are fairly and reasonably related in kind and in scale to the development. They are therefore compliant with the requirements of Regulation 122 of the Community Infrastructure Levy Regulations 2010.

7.10.3 The proposed obligations to be secured through the S106 Agreement are as follows:

Obligation Description

Car parking permit free The whole development to be restricted from obtaining development business car parking permits

Considerate constructors To become a member of the considerate constructors scheme. Construction Charter To sign up to the Nine Elms Construction Charter, which is the code of construction practice for developments within Nine Elms

Cycle hire membership Cycle hire membership for employees for a period of 3 years Cycling and walking Financial contribution to be agreed with TfL to be used towards walking and cycling improvements along the Albert Embankment to mitigate impacts of the development, which are to be delivered in partnership with TfL. The contribution will be passed to TfL.

Financial contribution of £150,000 towards walking and cycling infrastructure on Goding Street to mitigate against impacts from an increase in servicing trips. The contribution is to Lambeth Council. Cycle parking provision A contribution of £20,000, which would cover the cost of installation 8-10 additional cycle docking points at the Albert Embankment cycle hire docking station. The contribution will be passed to TfL. Employment and skills financial Financial contribution of £86,775 to Lambeth. contributions

Employment and skills plan To cover the construction phase and end use/occupation phase of the development.

Fleet Operator Recognition Registration with FORS to promote road freight as a safe Scheme (FORS) and sustainable mode of transportation

Highway Works Entry into s278 agreement with TfL in relation to Albert Embankment highway works (repairs/improvement) being in keeping with the wider Albert Embankment improvements and obligation to liaise with TfL on any proposed works. This would include (but not be limited to) works associated with changes to existing crossover and reallocation of existing utility cabinets (located on Albert Embankment near the junction with Glasshouse walk); and

Entry into s278 agreement with Lambeth Council in relation to Glasshouse Walk highways works. This would include (but not be limited to) works associated with the creation of a new crossover for servicing.

Legible London signage Legible London sign financial contribution of £6,000.00 to be applied towards a Legible London initiative as part of the city wide wayfinding system for London operated by Lambeth Council. S106 Monitoring fee (TBC)

Travel Plan monitoring fee £5,300

Table 3 - Heads of terms under s106

7.10.4 If the application is approved and the development is implemented, a liability to pay the Lambeth Community Infrastructure Levy (CIL) will arise.

7.10.5 Expenditure of the majority of a future CIL receipt will be applied towards Borough infrastructure needs in accordance with the applicable policies and procedures relating to expenditure decisions.

7.10.6 Allocation of CIL monies to particular infrastructure projects is not a matter for consideration in the determination of planning applications. Separate governance arrangements are being put in place for Borough Infrastructure needs.

8 Conclusion 8.1 The proposal is for the demolition of Texaco petrol filling station and erection of a 25 storey hotel building (plus four basement levels) and refurbishment of the existing Vintage House, which would retain its office use. The new building would be in hotel use (use class C1) with an ancillary restaurant/bar at ground floor level.

8.2 The application site is appropriate for the proposed hotel of a strategically important size, which is supported within Vauxhall Opportunity Area and the Central Activity zone. The proposed use would be consistent with policies ED12 of the Lambeth Local Plan and policy 4.5 of the London Plan 2016 and policy E10 of the draft London Plan 2019.

8.3 The proposed 25 storey building would be of high quality design, it would have a contemporary appearance in keeping with the evolving skyline along this section of the Albert Embankment and the wider Vauxhall Nine Elms Opportunity Area. The proposal would not result in any harm to the surrounding heritage assets or the significant of strategic and local views.

8.4 The proposed building would have no unacceptable impact on neighbouring properties, which are located at least 20m away from the proposed building. The proposal would not result in any impacts that are unreasonable, given the location within a dense urban environment. On balance, it is officer’s opinion that the proposed development would maintain resident amenity, particularly as the site is within the Vauxhall, Nine Elms Battersea Opportunity Area and it is also within a Central Activities Zone.

8.5 The proposal would have no unacceptable impacts on the local highway, and contributions have been secured for the installation of pedestrian and cycling paths along Goding Street. The application site is located within an area of very good public transport accessibility (PTAL score of 6/6a) and future occupiers and visitors are expected to use sustainable modes of transport such as public transport, cycling and walking. The proposed development would be secured as car permit free and the proposed 8 car parking spaces on site would all be accessible. 8.6 The servicing of the proposed development would be appropriately managed to mitigate impacts on the adjoining highway. This would be controlled via a condition to secure a full Servicing and Management Plan, which would ensure that servicing is done outside of peak hours, there is banksmen on site and that there would be consolidated servicing.

8.7 The approval of the proposed development would be subject to conditions and informatives as set out in Appendix 1 of this report, and would require the completion of a S106 agreement as set out in Section 7.10 of this report. The conditions and planning obligations are necessary to make the application acceptable in planning terms.

8.8 For these reasons and those set out throughout this report, and subject to the conditions and informatives detailed below, officers consider that the development would be in compliance with the development plan for the Borough, and that there are no material considerations of sufficient weight that would dictate that the application should be refused.

9 Equality Duty and Human Rights 9.1 In line with the Public Sector Equality Duty the Council must have due regard to the need to eliminate discrimination and advance equality of opportunity, as set out in section 149 of the Equality Act 2010. In making this recommendation, regard has been given to the Public Sector Equality Duty and the relevant protected characteristics (age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex, and sexual orientation).

9.2 In line with the Human Rights Act 1998, it is unlawful for a public authority to act in a way which is incompatible with a Convention right, as per the European Convention on Human Rights. The human rights impact have been considered, with particular reference to Article 1 of the First Protocol (Protection of property), Article 8 (Right to respect for private and family life) and Article 14 (Prohibition of discrimination) of the Convention.

9.3 The Human Rights Act 1998 does not impair the right of the state to make decisions and enforce laws as deemed necessary in the public interest. The recommendation is considered appropriate in upholding the Council's adopted and emerging policies and is not outweighed by any engaged rights.

10 Recommendation

10.1 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 directions as may be received following referral to the Mayor of London..

10.2 Agree to delegate authority to the Assistant Director of Planning, Transport and Development 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).

10.3 In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to the Assistant Director of Planning, Transport and Development, 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.

10.4 In the event that the Section 106 Agreement is not completed within 6 months of committee, delegated authority is given to the Assistant Director of Planning, Transport and Development 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. APPENDICES

Appendix 1: Draft Decision Notice

Your Ref: Our Ref: 19/03500/FUL

Ocubis Limited On Behalf Of Hotchkiss Limited c/o Gillian Nicks Henrietta House Henrietta Place London W1G 0NB

9th January 2020

DRAFT DECISION NOTICE

Dear Ocubis Limited On Behalf Of Hotchkiss Limited

TOWN AND COUNTRY PLANNING ACT 1990.

PERMISSION FOR DEVELOPMENT

The London Borough of Lambeth hereby permits under the above mentioned Acts and associated orders the development referred to in the schedule set out below subject to any conditions imposed therein and in accordance with the plans submitted, save in so far as may otherwise be required by the said conditions.

In accordance with the statutory provisions your attention is drawn to the statement of Applicant’s Rights and General Information attached.

Application Number: 19/03500/FUL Date of Application: 19.09.2019 Date of Decision:

Proposed Development At: 36-46 Albert Embankment London SE1

For: Demolition of all structures associated with the petrol filling station and redevelopment of the site to comprise the retention and refurbishment of Vintage House (Class B1 floor space) and development of ground plus 24 storey in the form of two no. towers, linked at ground to fifth floor, and consisting of hotel accommodation (up to 600 bed spaces) together with ancillary restaurant and bar and car and bicycle parking and all necessary ancillary and enabling works.

Approved Plans 1003-P0000-00; 1003-P0001-00; 1003-P1000-00; P0002; P0003; P0004; P0005; P0006; P0007; P0100;P0101; P0102; P0200; P0201; P0300; P4000; P4001; P4002; P4003; P4004; 2993-JW-100-P02; 2993-JW-101-P01; 2993-JW-102-P02; 2993-JW-103-P01; 2993-JW-104-P02; 2993-JW-105-P01; 2993-JW- 106-P01; 2993-JW-107-P01; 2993-JW-108-P01; 2993-JW-109-P01; 2993-JW-110-P01; 2993-JW-111-P01; 2993-JW-112-P01; 2993-JW-113-P01; 2993-JW-114-P01; 2993-JW-116-P01; 2993-JW-117-P01; 2993-JW- 118-P01; 2993-JW-119-P01; 2993-JW-120-P01; 2993-JW-121-P01; 2993-JW-121-P01; 2993-JW-122-P01; 2993-JW-123-P01; 2993-JW-124-P01; 2993-JW-125-P01; 2993-JW-126-P01; 2993-JW-127-P01; 2993-JW- 128-P01; 2993-JW-129-P01; 2993-JW-200-P01; 2993-JW-201-P01; 2993-JW-202-P01; 2993-JW-203-P01; 2993-JW-210-P01; 2993-JW-211-P01; 2993-JW-212-P01; 2993-JW-213-P01; 2993-JW-214-P01; 2993-JW- 215-P01; 2993-JW-216-P01; 2993-JW-220-P01; 2993-JW-221-P01; 2993-JW-222-P01; 16185-WIE-ZZ-GF- DR-C-05003-A02; 16185-WIE-ZZ-GF-DR-C-05008-A01; 16185-WIE-ZZ-GF-DR-C-05009-A01; and 16185-WIE- ZZ-GF-DR-C-05010-A01.

Approved documents:

Air Quality Assessment, Waterman, September 2019; Basement Method Statement, Waterman, September 2019; BREEAM Pre-Assessment, Waterman, September 2019; Construction Management Plan, AIA Consulting Ltd, September 2019; Daylight and Sunlight Report, GIA, September 2019; Design and Access Statement, Jestico and Whiles, September 2019; Ecological Impact Assessment, Waterman, September 2019; Energy Strategy Report, P06, Waterman, December 2019; Fire Strategy, Arup,September 2019; Flood Risk Assessment, Waterman, September 2019; Historic Environmental Assessment Conformity letter, MOLA, August 2019; Noise and Vibration Assessment, Waterman, September 2019; Operational Waste Management Strategy, Waterman, September 2019; Outline site Waste Management Plan, Waterman, September 2019; Overheating Report, Waterman, September 2019; Planning Statement, CBRE, September 2019; Preliminary Environmental Risk Assessment, Waterman, September 2019; Statement of Community Involvement, Cascade, September 2019; Sustainability Statement, Waterman, September 2019; Townscape Heritage and Visual Impact Assessment, Tavenor and Millerhare, September 2019; Travel Plan, Waterman, September 2019; Utilities Statement Report, Waterman, September 2019; Wind Impact Study Letter of Conformity, BRE, September; Technical note, response to Lambeth, Waterman, 19 November 1019; Network Rail comments - WSL response, 12 November 2019; and Technical note, response to TfL, Waterman, 4 December 2019;

Conditions:

List of draft conditions (full wording of draft conditions provided below)

General Conditions 1. Time limit 2. Approved plans 3. Land Levels

Environmental: construction related 4. Construction Environmental Management Plan 5. Air Quality and Dust Management Plan (AQDMP) 6. Contamination: Site investigation 7. Contamination: Verification report 8. Contamination: Previously unidentified 9. Non road-mobile machinery (NRMM) 10. Piling

Environmental: Flood risk and drainage 11. Drainage Strategy 12. Management and maintenance plan of final surface water management 13. No infiltration by surface water 14. In accordance with submitted Basement Method Statement and Flood Risk Assessment 15. Thames Water 16. Archaeology

Sustainability 17. BREEAM new construction – for “Excellent” rating 18. Life cycle assessment 19. Emissions 20. Energy Strategy 21. Energy Strategy (evidence of implementation) 22. Future proof for district heating 23. Photovoltaics (PV)

Design and crime prevention 24. Inclusive design 25. Secured by design 26. Crime prevention strategy 27. Counter terrorism strategy 28. Schedule of materials 29. Detailed drawings 30. No external pipes 31. Ground floor frontage 32. Telecommunications equipment 33. Landscaping (soft and hard landscaping) and tree planting

Biodiversity, landscaping (soft and hard) and public realm 34. Ecology 35. Planting seasons – general 36. Replacement of dead/damaged planting 37. Details of boundary treatments 38. Tree removal outside of breeding season 39. Green roofs 40. Green roof– to be maintained

Amenity and Environmental (other) 41. Lighting scheme 42. Environmental noise 43. Insulation of noise and vibration 44. Plant and trunking 45. Plant acoustic impact assessment 46. Noise and vibration from plant and services 47. No amplified noise above background 48. Operational Management Plan 49. Hotel use 50. Wind impact and mitigation 51. Air quality mitigation 52. Electromagnetic interference 53. Evacuation Plan 54. Glare assessment

Transport 55. Waste and recycling storage (to be submitted and provided) 56. Waste Management Strategy (for larger schemes) 57. Delivery and Servicing Management Plan 58. Existing vehicular access to be removed 59. Parking Management Plan 60. Electric Vehicle Charging Points 61. Design of drop-off and pick-up foyer area 62. Travel Plan 63. Cycle Parking

Other 64. Fire statement

General conditions

1 Time limit The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice.

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

2 Approved plans The development hereby permitted shall be carried out in complete accordance with the approved plans and drawings listed in this decision notice, other than where those details are altered pursuant to the conditions of this planning permission.

Reason: For the avoidance of doubt and in the interests of proper planning.

3 Land Levels No development above ground level works excluding demolition shall commence until details of the existing and proposed land levels have been submitted to and approved in writing by the local planning authority. The development hereby permitted shall be undertaken in accordance with the approved details. The submitted details will demonstrate levels in relation to surrounding roads and open spaces.

Reason: To safeguard amenity and in the interests of proper planning, preventing unacceptable siting and massing of the development relative to the adjacent land (policies Q2, and Q7 of the Lambeth Local Plan (2015)).

Environmental: construction related

4 Construction Environmental Management Plan A) Prior to the commencement of the development hereby permitted, a full Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the local planning authority. The CEMP, which is to cover the demolition works, shall include (but not be limited to) details of the following relevant measures: a) An introduction consisting of demolition phase environmental management plan, definitions and abbreviations and project description and location; b) A description of management responsibilities; c) A description of the demolition programme which identifies activities likely to cause high levels of noise or dust; d) Details of how waste from demolition will be minimised and dealt with giving due regard to the waste hierarchy, with minimal (target <5% by weight) disposal to landfill; e) Site working hours and a named person for residents to contact; f) Detailed site logistics arrangements; g) Details regarding parking, deliveries, and storage; h) Details regarding dust and noise mitigation measures to be deployed including identification of sensitive receptors and ongoing monitoring; i) Details of the hours of works and other measures to mitigate the impact of construction on the amenity of the area and safety of the highway network; and j) Communication procedures with the LBL and local community regarding key demolition issues – this may include newsletters or fliers.

The demolition shall thereafter be carried out in accordance with the details and measures approved in the CEMP, unless the written consent of the Local Planning Authority is received for any variation.

B) Prior to the commencement of the development (other than demolition works) hereby permitted, full Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the local planning authority. The CEMP, shall include (but not be limited to) details of the following relevant measures: a) An introduction consisting of construction phase environmental management plan, definitions and abbreviations and project description and location; b) A description of management responsibilities; c) A description of the construction programme which identifies activities likely to cause high levels of noise or dust; d) Details of how waste from construction will be minimised and dealt with giving due regard to the waste hierarchy, with minimal (target <5% by weight) disposal to landfill; e) Site working hours and a named person for residents to contact; f) Detailed site logistics arrangements; g) Details regarding parking, deliveries, and storage; h) Details regarding dust and noise mitigation measures to be deployed including identification of sensitive receptors and ongoing monitoring; i) Details of the hours of works and other measures to mitigate the impact of construction on the amenity of the area and safety of the highway network; and j) Communication procedures with the LBL and local community regarding key issues – this may include newsletter or fliers.

The construction shall thereafter be carried out in accordance with the details and measures approved in the CEMP, unless the written consent of the Local Planning Authority is received for any variation.

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally, and to avoid unnecessary hazard and obstruction to the public highway (Policies EN4 (Sustainable Design and Construction), EN7 (Sustainable Waste Management) & T8 (Servicing) - Lambeth Local Plan 2015)

5 Air Quality and Dust Management Plan (AQDMP) No demolition or development shall commence until full details of the proposed mitigation measures for impact on air quality and dust emissions, in the form of an Air Quality and Dust Management Plan (AQDMP), have been submitted to and approved in writing by the local planning authority. The AQDMP shall include the following for each relevant phase of work (demolition, earthworks, construction and trackout):

a) A summary of work to be carried out; b) Proposed haul routes, location of site equipment including supply of water for damping down, source of water, drainage and enclosed areas to prevent contaminated water leaving the site; c) Inventory and timetable of all dust and NOx air pollutant generating activities; d) List of all dust and emission control methods to be employed and how they relate to the Air Quality (Dust) Risk Assessment; e) Details of any fuel stored on-site; f) Details of a trained and responsible person on-site for air quality (with knowledge of pollution monitoring and control methods, and vehicle emissions); g) Summary of monitoring protocols and agreed procedure of notification to the local authority; and h) A log book for action taken in response to incidents or dust-causing episodes and the mitigation measure taken to remedy any harm caused, and measures employed to prevent a similar incident reoccurring.

No demolition or development shall commence until all necessary pre-commencement measures described in the AQDMP have been put in place and set out on site. The demolition and development shall thereafter be carried out and monitored in accordance with the details and measures approved in the AQDMP.

Reason: Development must not commence before this condition is discharged to manage and mitigate the impact of the development on the air quality and dust emissions in the area and London as a whole, and to avoid irreversible and unacceptable damage to the environment (Policies 5.3 and 7.14 of the London Plan (MALP 2016), and the London Plan SPGs for Sustainable Design and Construction and Control of Dust and Emissions during Construction and Demolition).

6 Contamination: Site investigation Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority:

1) A site investigation scheme, based on the Preliminary Risk Assessment, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site.

2) The results of the site investigation and detailed risk assessment referred to in (1) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken.

Reason: To ensure that the development does not impact unacceptably upon existing ground conditions, geology, hydrology and hydrogeology of the site and surrounding area and for the protection of controlled waters as the site is located over a Secondary Aquifer, within SPZII and Battersea SGZ and it is understood that the site may be affected by historic contamination (Policies 5.14 and 5.21 of the London Plan (MALP (2016)).

7 Contamination: Verification report Within three month of completion and prior to occupation of the hotel, a verification report demonstrating completion of the works set out in the remediation strategy approved under Condition 6 and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a "long-term monitoring and maintenance plan") for longer- term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, if appropriate, and for the reporting of this to the local planning authority. Any long-term monitoring and maintenance plan shall be implemented as approved.

Reason: To ensure that the development does not impact unacceptably upon existing ground conditions, geology, hydrology and hydrogeology of the site and surrounding area and for the protection of controlled waters as the site is located over a Secondary Aquifer, within SPZII and Battersea SGZ and it is understood that the site may be affected by historic contamination (Policies 5.14 and 5.21 of the London Plan (MALP (2016)).

8 Contamination: Previously unidentified If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority in consultation with Thames Water for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved, verified and reported to the reasonable satisfaction of the Local Planning Authority.

Reason: To ensure that the development does not impact unacceptably upon existing ground conditions, geology, hydrology and hydrogeology of the site and surrounding area (Policies 5.14 and 5.21 of the London Plan).

9 Non road-mobile machinery (NRMM) No non-road mobile machinery (NRMM) shall be used on the site unless it is compliant with the NRMM Low Emission Zone requirements (or any superseding requirements) and until it has been registered for use on the site on the NRMM register (or any superseding register). Reason: To ensure that air quality is not adversely affected by the development in line with Policy 7.14 of the London Plan (MALP 2016) and the Mayor’s SPG: The Control of Dust and Emissions During Construction and Demolition.

10 Piling No piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) as well as addressing any potential risk to groundwater has been submitted to and approved in writing by the local planning authority. Any piling must be undertaken in accordance with the terms of the approved piling method statement.

Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure. Also, to ensure appropriate management of the potential risks associated with the use of piling where contamination is an issue (Policies 5.14 and 5.21 of the London Plan (MALP 2016))

Environmental: Flood risk and drainage

11 Drainage Strategy No development shall commence above ground level excluding demolition on site until a detailed design for the surface water drainage system and associated pipework presented in the Flood Risk Assessment (Document Reference: WIE16185-106-R-1-3-3-FRA) has been submitted to and approved in writing by the Local Planning Authority. The scheme for the surface water drainage shall be carried out in accordance with the approved details before the development is first put in to use/occupied.

Reason: To ensure the development is provided with a satisfactory means of drainage and in the interests of securing a more sustainable development and to reduce the impact of flooding both to and from the development and third parties (Policy 5.13 of the London Plan (2015) and Policy EN6 of the Lambeth Local Plan (2015)).

12 Management and maintenance plan of final surface water management No development shall be brought in to use/occupied until a management and maintenance plan of the final surface water management system and associated pipework has been provided for approval by the Local Planning Authority. The plan must consider the management and maintenance for the lifetime of the development which shall include the arrangements made to secure the operation of the scheme. The approved plan shall be implemented in full in accordance with the agreed terms and conditions.

Reason: To ensure the development is provided with a satisfactory means of drainage and in the interests of securing a more sustainable development and to reduce the impact of flooding both to and from the development and third parties (Policy 5.13 of the London Plan (2015) and Policy EN6 of the Lambeth Local Plan (2015)).

13 No infiltration by surface water No drainage systems for the infiltration of surface water drainage in to the ground are permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.

Reason: To manage the water environment of the development and mitigate the impact on flood risk, water quality, habitat and amenity value (policies EN5 and EN6 of the London Borough of Lambeth Local Plan (2015)).

14 In accordance with submitted Basement Method Statement and Flood Risk Assessment The development shall be carried out in accordance with the submitted Basement Method Statement (dated September 2019; WIE16185-105-R-2.1.2-RJM) and Flood Risk Assessment (dated September 2019; WIE16185-106-R-1-3-3-FRA), by Waterman Infrastructure & Environment Limited) and the following mitigation measures it details:

a) Finished floor levels shall be set no lower than 8.75 metres above Ordnance Datum (AOD); and b) the finished floor level at the ground floor stair core will be set no lower to 5.25m AOD, providing 300mm freeboard above the breach flood level.

These mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the scheme’s timing/phasing arrangements. The measures detailed above shall be retained and maintained thereafter throughout the lifetime of the development, unless otherwise agreed in writing by the local planning authority.

Reason: To reduce the risk of flooding to the development and occupants (Policy EN5 of the Lambeth Local Plan (2015)).

15 Thames Water The use hereby permitted shall not commence until confirmation has been provided that either:

a. all water network upgrades required to accommodate the additional flows from the development have been completed; or b. a Phasing Plan has been agreed with Thames Water to allow rooms to be occupied.

Where a Phasing Plan is agreed, no use shall take place other than in accordance with the agreed Phasing Plan.

Reason: The development may lead to no / low water pressure and network reinforcement works are anticipated to be necessary to ensure that sufficient capacity is made available to accommodate additional demand anticipated from the new development (Policy EN6 (vii) of the Lambeth Local Plan (2015)).

16 Archaeology

A) No demolition or development shall commence until a programme of archaeological work including a Written Scheme of Investigation has been submitted to and approved by the local planning authority in writing. The scheme shall include an assessment of significance and research questions, and all of the following:

i. The programme and methodology of site investigation and recording. ii. The programme for post investigation assessment. iii. Provision to be made for analysis of the site investigation and recording. iv. Provision to be made for publication and dissemination of the analysis and records of the site investigation. v. Provision to be made for archive deposition of the analysis and records of the site investigation. vi. Nomination of a competent person or persons/ organisation to undertake the works set out within the Written Scheme of Investigation.

B) No demolition or development shall take place other than in accordance with the Written Scheme of Investigation approved under part (A) of this condition.

C) The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under part (A) of this condition and the provision made for analysis, publication and dissemination of results and archive deposition has been secured.

Sustainability

17 BREEAM new construction – for “Excellent” rating

a) Prior to commencement of above ground works excluding demolition a Design Stage Review shall be provided for both the hotel and refurbished office areas confirming the development hereby permitted is on course to achieve a minimum BREEAM rating of ‘Excellent’ assessed against New Construction 2018 and Refurbishment & Fit-Out 2014, with a minimum score of 3 achieved in the Wat01 category.

b) Twelve months post-occupation of the earliest area of the building, a Post- Construction certificate shall be obtained for both hotel and refurbished office areas confirming the development hereby permitted has achieved a minimum BREEAM rating of ‘Excellent’ assessed against New Construction 2018 and Refurbishment & Fit-Out 2014 with a minimum score of 3 achieved in the Wat01 category.‘

Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of the Lambeth Local Plan (2015)).

18 Life cycle assessment

a) Prior to above ground works excluding demolition, the applicant must provide in writing Life Cycle Assessment of material use (using IMPACT-compliant software) and a thorough Action Plan demonstrating how embodied carbon will be minimised through material specification and sourcing. Following its acceptance, the development will be constructed in line with this Action Plan

b) Within one-year of commencement of the use of the building, the applicant will submit in writing to the Council an embodied carbon assessment of the building constructed using actual information of emissions associated with manufacture and delivery of materials used in construction. Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of the Lambeth Local Plan (2015)).

19 Emissions The development shall not commence excluding demolition, until full Design Stage calculations under the Standard Assessment Procedure/ National Calculation Method have been submitted to and approved in writing by the Local Planning Authority to show that the development will be constructed in accordance with the approved Energy Strategy and achieved a 35% reduction in carbon dioxide emissions.

Prior to first occupation of the building(s) evidence (e.g. photographs, installation contracts and as- built certificates under the Standard Assessment Procedure/National Calculation Method) should be submitted to the Local Planning Authority and approved in writing to show that the development has been constructed in accordance with approved Energy Strategy and achieved a 35% reduction in carbon dioxide emissions.

Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan Policy 5.2 and Lambeth Local Plan September 2015 Policy EN3.

20 Energy Strategy No development excluding demolition, shall take place until a finalised Energy Strategy, demonstrating:

a) An Overheating Assessment Report showing that the risk of overheating has been reduced and passive measures have been reduced where possible in line with the Mayor’s cooling hierarchy and demonstrating compliance with CIBSE TM52 using DSY1/2/3 in TM49; and b) Details of the location of the primary MEP services.

has been submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions and reduces potential overheating and reliance on air conditioning systems in accordance with London Plan Policies 5.2 and 5.9 and Policy EN3 of the Lambeth Local Plan (2015).

21 Energy Strategy (evidence of implementation) Prior to first occupation of the building(s) as-built certificates under the National Calculation Method and further evidence (e.g. photographs, installation contracts) should be submitted to the Local Planning Authority and approved in writing to show that the development has been constructed in accordance with approved Energy Strategy.

Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan Policy 5.2 and Policy EN3 of the Lambeth Local Plan (2015).

22 Future proof for district heating Prior to first occupation, the applicant will submit detailed proposals demonstrating positively the ability of the development to connect to the future VNEB District Heating Network, developed through extensive and evidenced dialogue and cooperation with the Network’s designers and operators, with proposed non-connection only permissible if carbon emissions after connection would be higher as a result.

Reason: To ensure the development meets high standards of sustainable design and construction, Policy EN4 of the Lambeth Local Plan 2015 and the Mayor’s SPG: Sustainable Design and Construction and Draft New London Plan Policy SI2.

23 Photovoltaics (PV) Prior to first occupation of the development a scheme showing the siting, size, number and design of the photovoltaic array including cross sections of the roof of each building showing the panels in-situ shall be submitted to and approved in writing by the Local Planning Authority. The equipment shall be sited so as to minimise its visual impact upon the external appearance of the buildings. The development shall thereafter be completed in strict accordance with the approved details and permanently retained as such for the duration of use.

Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of the Lambeth Local Plan (2015))

Design and crime prevention

24 Inclusive design At least 10% of the hotel rooms hereby permitted shall be delivered as fitted out wheelchair accessible units.

Reason: To secure inclusive access (Policies 4.5 and 7.2 of the London Plan 2016, ED3 and E10 of the Draft London Plan 2019 and ED12 and Q1 of the Lambeth Local Plan 2015).

25 Secured by design The development hereby permitted shall incorporate security measures to minimise the risk of crime and to meet the specific security needs of the development in accordance with the principles and objectives of Secured by Design. The development shall be constructed and operated thereafter to 'Secured by Design Standards'. A certificate of accreditation to Secured by Design Standards shall be submitted to the local planning authority for approval in writing prior to occupation of the development.

Reason: To ensure the safety and security of future occupiers and adjoining properties and prevent crime and disorder occurring within and in the immediate vicinity of the site, in the interest of public safety (Policy Q3 of Lambeth Local Plan (2015)).

26 Crime prevention strategy Prior to the first occupation of the development, a Crime Prevention Strategy including a Security Management Plan shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Metropolitan Police. The submitted details will include the following:

a) A summary of known crime risks in the area; b) Details of how the development, including any landscaping and public art installations, has mitigated known crime risks in the area; c) Details of management of the potential conflicts created by having a number of differing uses within the same development, including commercial and residential buildings and the associated public realm/streets within the development; and

The use shall thereafter be operated in accordance with the approved details, unless the written consent of the Local Planning Authority is received for any variation.

Reason: To ensure that the development maintains and enhances community safety. (Policy Q3 of the Lambeth Local Plan, adopted September 2015).

27 Counter terrorism strategy Prior to commencement of above ground level works excluding demolition, a detailed counter terrorism strategy shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Metropolitan Police. Details of measures to be included in the scheme shall include improved glazing specification; details of façade materials to withstand flying debris and blasts; a blast assessment for glazing fascia and structural integrity of the building; and measures for hostile vehicle management. The approved measured shall be installed prior to occupation and thereafter maintained for the lifetime of the development unless agreed in writing.

Reason: To minimise the risk to occupants from terrorism (Policy Q3 of the Lambeth Local Plan (2015))

28 Schedule of materials Prior to the commencement of above ground level works (excluding demolition) of the development hereby permitted, detailed drawings including a schedule of the materials to be used in the external elevations (together with samples of all external brickwork including pointing and special brick detailing to be erected on site for inspection), shall be submitted to and approved in writing by the local planning authority. The development shall thereafter be built in accordance with the approved details.

Reason: To ensure that the external appearance of the building is satisfactory and in order to enhance the character and appearance of the conservation area (Policies Q2, Q7 Q8 and Q22 of the Lambeth Local Plan (2015)).

29 Detailed drawings Prior to the commencement of above ground level works (excluding demolition) of the development hereby permitted, drawings shall be submitted to and approved in writing by the local planning authority. The drawings shall include (but not be limited to) details of:

a) windows (including any frosting), fin projections, cills, reveals and doors including the basement vehicular parking access; b) wall vents; c) copings, parapets, soffits and upstands; d) roof structure (including decorative features) e) rain water goods; f) balconies/terrace balustrades (including soffits and railings); g) canopies; h) building signage; i) screens, and j) shop fascia and signage.

The details set out above shall be provided at 1:10 scale (including sections) or at another scale agreed by the Local Planning Authority. The development shall not be carried out otherwise than in accordance with the details and drawings thus approved.

Reason: To ensure that the external appearance of the building is satisfactory and does not detract from the character and appearance of the conservation area and in the interest of visual amenities for the future occupiers and also the adjoining properties. (Policies Q2, Q6, Q7, Q8 and Q22 of the Lambeth Local Plan (2015).

30 No external pipes No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of buildings.

Reason: To ensure an appropriate standard of design (Policies Q6, Q8 and PN2 of the Lambeth Local Plan, adopted September 2015).

31 Ground floor frontage Before the use hereby permitted commences, the window glass of each front shall be clear glass and shall not be mirrored, tinted or otherwise obscured. The development shall be permanently maintained in this form unless otherwise approved in writing by the Local Planning Authority. No external security roller shutters or roller blinds shall be attached to the frontages hereby permitted, without planning permission having first been granted by the Council.

Reason: In order to prevent visual clutter, and to ensure a satisfactory external appearance to the design of the building (Policies Q6 and Q8 of the Lambeth Local Plan, adopted September 2015)

32 Telecommunications equipment Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re- enacting that Order with or without modification), no aerials, antennae, satellite dishes or related telecommunications equipment shall be erected on any part of the development hereby permitted, without planning permission first being granted.

Reason: to ensure that the visual impact of telecommunication equipment upon the surrounding area can be considered. (Policies 7.6 and 7.8 of the London Plan 2015 and Policies T10, Q6 and Q22 of the Lambeth Local Plan, adopted September 2015).

Biodiversity, landscaping (soft and hard) and public realm

33 Landscaping (soft and hard landscaping) and tree planting Prior to the commencement of any above ground works (excluding demolition), of the development hereby permitted, a landscaping scheme shall be submitted to and approved in writing by the local planning authority. The development hereby permitted shall be thereafter carried out in accordance with the approved details within 6 months of the date of occupation. All tree, shrub and hedge planting included within the above specification shall accord with BS3936:1992, BS4043:1989 and BS4428:1989 (or subsequent superseding equivalent) and current Arboricultural best practice. The submitted details are expected to demonstrate the following:

a) The treatment of the roof terraces; b) The quantity, size, species, position and the proposed time of planting of all trees and shrubs to be planted. c) An indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance and protection. d) Specification of which shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape. e) All hard landscaping including all ground surfaces, seating, refuse disposal points, cycle parking facilities, bollards, vehicle crossovers/access points, any ramps or stairs plus wheel chair access (including how the needs of all ambulant and disabled persons have been taken into consideration in respect of the shared surface area) together with finished ground levels and site wide topographical levels; and f) A lighting strategy for all public areas g) Details of bat and bird box design and their locations

Reason: In the interest of visual amenity and in order to ensure high quality soft landscaping in and around the site in the interests of the ecological value of the site and in the interests of visual amenity (Policies EN1, Q2, Q9 and Q10 of the Lambeth Local Plan (2015) and 7.18 of the London Plan (2016).

34 Ecology The development shall be implemented in accordance with the recommendations set out within the Ecological Impact Assessment dated September 2019.

Reason: In order to ensure high quality soft landscaping in and around the site in the interests of the ecological value of the site (Policies Q2, Q9 and Q10 of the London Borough of Lambeth Local Plan (2015)).

35 Planting seasons – general All planting, seeding and turfing shall be carried out in the first planting and seeding season following the first occupation of the development hereby permitted.

Reason: In order to ensure correct implementation of landscaping in and around the site in the interests of ecological value and to ensure satisfactory landscaping of the site in the interests of visual amenity (Policies Q6, Q9 and Q10 of the London Borough of Lambeth Local Plan (2015)).

36 Replacement of dead/damaged planting Any trees, shrubs or hedges included in the landscaping scheme for the development hereby permitted that die, are removed, become seriously damaged or diseased, within five years of planting, shall be replaced within 6 months of death, removal, damage or disease.

Reason: In order to ensure long term retention of the landscaping in and around the site in the interests of the ecological value of the site and in the interests of visual amenity (Policies Q6, Q9 and Q10 of the Lambeth Local Plan (2015)).

37 Details of boundary treatments Before the use hereby permitted commences, a scheme for the siting and design of all boundary treatments shall be submitted to and approved in writing by the local planning authority. The approved scheme shall be fully implemented before the use hereby permitted commences and retained for the duration of the development.

Reason: In order to ensure high quality landscaping for the boundaries of the site in the interests of visual amenity (Policy Q15 of the London Borough of Lambeth Local Plan (2015)).

38 Tree removal outside of breeding season Tree removal should take place outside the bird breeding season, i.e. between October and February. Any removal with the potential to support nesting birds during this period may only occur following a check by a qualified ecologist. If any active nests are found, works must cease, the area left in situ and an appropriate buffer zone established until such time as a qualified ecologist confirms that the nest is no longer in active use.

Reason: To avoid the potential for an offence under the Wildlife and Countryside Act 1981, as amended and to protect biodiversity at the site (Policy EN1 of the Lambeth Local Plan (2015).

39 Green roofs No development above ground level (excluding demolition) shall take place until full details of an extensive green roof which shall be compliant with GRO Green Roof Code 2011 has been submitted to and approved in writing by the Local Planning Authority prior to the implementation of the relevant part of the development hereby approved.

The submission must provide/comprise the following information:

a) Details on materials used in the design, construction and installation of the green roof based on the Green Roof Code and the use of biodiversity based extensive/semi-intensive soils; b) Details on substrate and plants used in the green roof, based on a commercial brick-based aggregate or equivalent with a varied substrate depth of 80 -150mm planted with 50% locally native herbs/wildflowers in addition to a variety of sedum species; c) Details on additional features to the proposed green roof, such as areas of bare shingle, areas of sand for burrowing invertebrates and individual logs or log piles; and d) An ecological management and maintenance plan including landscape features and a cross section of the green roof.

The development shall be carried out strictly in accordance with the details approved, shall be maintained as such thereafter and no alterations to the approved scheme shall be permitted without the prior written consent of the Local Planning Authority.

Evidence that the green roofs and walls have been installed in accordance with the details above should be submitted to and approved by the local planning authority prior to first occupation.

Reason: To ensure that the development has an acceptable level of sustainability and biodiversity (Policy EN4 of the Lambeth Local Plan (2015)).

40 Green roof– to be maintained If within 5 years of the installation of the green roofs, any planting forming part of the green roof shall die, be removed, or become seriously damaged or diseased, then either this planting shall be replaced in the next planting season with planting of a similar size and species or alternatives to be agreed in writing with the local planning authority and thereafter maintained for the lifetime of the development.

Reason: To safeguard the visual amenities of the area (Policies Q2 and Q9 of the Lambeth Local Plan (2015)).

Environmental (other) 41 Lighting scheme Prior to occupation a lighting scheme must be submitted for the approval of the Local Planning Authority in accordance with the Institute of Lighting Professional’s Guidance notes for the reduction of obstructive light. The scheme must be designed by a suitably qualified person in accordance with the recommendations for environmental zone E3 in the ILP document “Guidance Notes for the Reduction of Obtrusive Light GN01:2011”.

The applicant should also ensure that any lighting scheme as installed conforms to recommendations made for minimising or avoiding adverse impacts upon bats and their roosting/foraging habitats in Guidance Note 08/18 Bats and Artificial Lighting as issued by the ILP and Bat Conservation Trust (BCT).

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally and to protect biodiversity (Policies EN1 and Q2 of the Lambeth Local Plan (2015)).

42 Environmental noise Prior to the commencement of development above ground level (excluding demolition), a scheme of noise and vibration attenuation shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall achieve the habitable room standards as detailed in BS8233:2014 with no relaxation for exceptional circumstances and shall include provision of alternative ventilation sufficient to prevent overheating. The scheme shall also include details of post construction validation testing. Thereafter the development shall be carried out in accordance with the approved details and a separate validation report shall be submitted to and approved in writing by the Local Planning Authority 3 months prior to occupation.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future occupiers (Policy Q2 of the Lambeth Local Plan (2015)).

43 Insulation of noise and vibration Prior to the commencement of development above ground level (excluding demolition), a scheme of sound insulation and vibration isolation for the separating structures to adjoining C1 units shall be submitted to and approved in writing by the Local Planning Authority. Thereafter the development shall be carried out in accordance with the approved details and a separate validation report shall be submitted to and approved in writing by the Local Planning Authority prior to occupation.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future occupiers (Policy Q2 (Amenity) - Lambeth Local Plan 2015.)

44 Plant and trunking Prior to the commencement of building works above ground (excluding demolition) of the relevant part of the development, full details (including elevational drawings) and a tabulated Schedule of any proposed internal and external plant equipment, including external trunking, building services plant, ventilation and filtration equipment and commercial kitchen exhaust ducting / ventilation, shall be submitted to and approved in writing by the Local Planning Authority. All flues, ducting and other equipment shall be installed in accordance with the approved details prior to the use commencing on site and shall thereafter be maintained in accordance with the manufacturer's instructions.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future occupiers or of the area generally (Policy Q2 of the Lambeth Local Plan 2015).

45 Plant acoustic impact assessment The use hereby permitted, or the operation of any building services plant, shall not commence until an assessment of the acoustic impact arising from the operation of all internally and externally located plant has been submitted to and approved in writing by the local planning authority.

The assessment of the acoustic impact shall be undertaken in accordance with BS 4142: 2014 (or subsequent superseding equivalent) and current best practice, and shall include a scheme of attenuation measures to ensure the rating level of noise emitted from the proposed building services plant is at least 5 dB less than background.

The use hereby permitted, or the operation of any building services plant, shall not commence until a post-installation noise assessment has been carried out to confirm compliance with the noise criteria. The scheme shall be implemented in accordance with the approved details and attenuation measures, and they shall be permanently retained and maintained in working order for the duration of the use and their operation.

Reason: To protect the amenities of adjoining occupiers and the surrounding area (Policy Q2 of the Lambeth Local Plan (2015)).

46 Noise and vibration from plant and services Noise from any mechanical equipment or building services plant shall not exceed background noise level when measured outside the window of the nearest noise sensitive or residential premises, when measured as a L90 dB(A) 1 hour.

Within 3 months of the date of commissioning of all equipment and plant for each relevant block a noise assessment shall be carried out to confirm that the noise targets as detailed in the Waterman Noise and Vibration report dated February 2016 have been met for both day and night time operation. Any additional steps required to mitigate noise shall be detailed and implemented, as necessary.

The post installation noise assessment shall be submitted to and approved in writing by the local planning authority. The details as approved shall thereafter be permanently retained.

Reason: To protect the amenities of future residential occupiers and the surrounding area (Policy Q2 of the Lambeth Local Plan (2015)).

47 No amplified noise above background Amplified sound from the use hereby permitted shall not exceed the background noise level L90 (15 minutes) when measured at the façade of the nearest residential receptor during the approved hours of operation.

Reason: To safeguard the amenities of future residential occupiers and the surrounding area (Policy Q2 of the Lambeth Local Plan (2015))

48 Operational Management Plan The use hereby permitted shall not commence until an operational management plan has been submitted and approved in writing by the Local Planning Authority. This should include but not be limited to management of arriving taxis by uniformed personnel, hours of operation, management responsibilities during all operating hours, measures to control noise from live and amplified music (including the screening of sporting events and public address systems) and minimising the effects of patrons coming and going from site and demonstrating how customers leaving the building will be prevented from causing nuisance for people in the area. The use hereby permitted shall thereafter be operated in accordance with the approved details.

Reason: To protect the amenities of adjoining occupiers and the surrounding area (policy Q2 of the London Borough of Lambeth Local Plan (2015)

49 Hotel use The ancillary bar/restaurant use located within the Hotel building is not to be used as a separate standalone bar/restaurant (A3/A4 use) Reason: To protect the amenities of future occupiers and the surrounding area (Policies Q2 and ED7 of the Lambeth Local Plan (2015))

50 Wind impact and mitigation The development shall be implemented in accordance with the approved scheme as assessed in the BRE Wind Impact study reference PRO-749-1000 Issue 3 dated February 2016 and the letter report dated 13th August 2019 reference P116138. Any variation to the layout or built form of the development shall be accompanied by a revised Wind Microclimate Assessment which details any additional identified adverse wind microclimate impacts. Any additional steps required to mitigate these impacts shall be detailed and implemented, as necessary. The revised assessment shall be submitted to and approved by the Local Planning Authority and the details as approved shall thereafter be permanently retained.

Reason: To ensure an acceptable micro-climate within and around the development and in the interests of safety (Policy Q26 of the Lambeth Local Plan (2015)).

51 Air quality mitigation

The Air Quality Assessment report submitted by the applicant identified that modelled nitrogen dioxide levels on Albert Embankment exceed limit values. A scheme of mitigation must be implemented to protect the occupiers of the first floor from this atmospheric pollutant. The scheme of mitigation shall be submitted to and approved by the Local Planning Authority.

Reason: To protect the future occupants of the development from the health effects of air pollution. NPPF paragraphs 11, 120 and 124, set out the requirements for dealing with air pollution through the planning system

52 Electromagnetic interference Prior to occupation of development, a report prepared by an appropriately qualified consultant shall be submitted for approval in writing investigating the possible impact to television, radio, and mobile phone broadcasting and reception as well as proposing any mitigation measures.

Any mitigation measures shall be implemented prior to occupation and maintained thereafter for the lifetime of the development.

Reason: To avoid any irremediable interference to broadcasting and telecommunications in the surrounding area in accordance with NPPF para 44.

53 Evacuation Plan Prior to the occupation of the development, an Evacuation Plan for safe access from the basement levels of the development to an upper level is submitted to and approved in writing by the local planning authority. The development shall be operated in accordance with the plan thereafter.

Reason: So that the Local Planning Authority's Emergency Planning department may be satisfied that safe access and egress is achievable and/or any emergency procedures are appropriate and achievable. Policy 5.12 of the London Plan 2016

54 Glare assessment Prior to commencement of development above ground level (excluding demolition) a Glare Study/Assessment is to be carried out to ensure that light reflected by building façades will not affect signal sighting for the nearby railway. The Study/Assessment shall be submitted to and approved in writing by the Local Planning Authority in consultation with Network Rail.

Reason: To ensure that the proposed development does not impede the safe operation of the railway. Policy T6 of the Lambeth Local Plan 2015 and Policy 7.7 of the London Plan 2016.

Transport

55 Waste and recycling storage (to be submitted and provided) Prior to the commencement of the use hereby permitted, details of waste and recycling storage for the development shall be submitted to and approved in writing by the local planning authority. The waste and recycling storage shall be provided in accordance with the approved details prior to the commencement of the use hereby permitted, and shall thereafter be retained solely for its designated use. The waste and recycling storage areas/facilities should comply with the Lambeth’s Refuse & Recycling Storage Design Guide (2013), unless it is demonstrated in the submissions that such provision is inappropriate for this specific development.

Reason: To ensure suitable provision for the occupiers of the development, to encourage the sustainable management of waste and to safeguard the visual amenities of the area (Policies Q2 and Q12 of the Lambeth Local Plan (2015)).

56 Waste Management Strategy (for larger schemes) Prior to the occupation of the development hereby permitted, a Waste Management Strategy shall be submitted to and approved in writing by the local planning authority. The development hereby permitted shall be built in accordance with the approved details and shall thereafter be retained solely for its designated use. The use hereby permitted shall thereafter be operated in accordance with the approved Waste Management Strategy. The Waste Management Strategy will align with the guide for architects and developers on waste and recycling storage and collection requirements (October 2013). The submitted details shall include the following:

a) Details of drop kerbs to be sited within 10m of bulk bin collection points; b) Details of any parking restrictions on Glasshouse Walk, the side opposite the pods to enable the collection to take place; c) Vehicle swept path showing collection route taking into account vehicle dimensions (8.5m x 2.5m) and details of any associated parking restrictions to be put in place elsewhere.

Reason: To ensure suitable provision for the occupiers of the development, to encourage the sustainable management of waste and to safeguard the visual amenities of the area (policies Q2 and Q12 of the London Borough of Lambeth Local Plan (2015)).

57 Delivery and Servicing Management Plan Prior to the occupation of the development hereby permitted, a Delivery and Servicing Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The use hereby permitted shall thereafter be operated in accordance with the approved details unless otherwise agreed in writing by the local planning authority. The submitted details will include the following:

a) Frequency of deliveries to the site and other servicing vehicles such as refuse collections; b) Dimensions of delivery and servicing vehicles; c) Hours of deliveries, to be restricted to outside peak hours; d) Parking and waiting locations for delivery vehicles and any associated parking controls; e) Points for the setting down and pick up of items; and f) A strategy to manage vehicles servicing the site, including (but not limited to) targeting the use of procurement / consolidation for 60% of servicing trips and arrangements for banksmen.

Reason: To avoid obstruction of the surrounding streets and limit the effects of the increase in travel movements within the locality as well as safeguarding public safety and the amenity of the surrounding area (policies T1, T6 and T8 of the London Borough of Lambeth Local Plan (2015)).

58 Existing vehicular access to be removed Within 3 months of the installation of the new vehicular access, the existing vehicular access shall be removed by raising the dropped kerb and reinstating the footway to the specification required by the Council’s Highways Department.

Reason: To minimise danger, obstruction and inconvenience to users of the highway (policies T1 and T6 of the London Borough of Lambeth Local Plan (2015)).

59 Parking Management Plan No part of the development hereby permitted shall be occupied until a Parking Management Plan for the development has been submitted to and approved in writing by the Local Planning Authority. Thereafter, the approved parking management plan shall be implemented and operated for the duration of the permitted use.

Reason: To prevent the parking areas becoming obstructed, to maximise use of the parking bays and to ensure that pedestrian and vehicular safety is not prejudiced (policies T1, T6 and T7 of the Lambeth Local Plan (2015)).

60 Electric Vehicle Charging Points At least 20% of the vehicle parking spaces shall be provided with active electrical charging points for electric vehicles and the remaining 80% shall be provided with passive electrical charging points

Reason: To encourage the uptake of electric vehicles in accordance with London Plan Policy 6.13.

61 Design of drop-off pick-up foyer area Prior to the occupation of the development hereby permitted, details of the proposed drop-off and pick- up foyer area shall be submitted to and approved in writing by the Local Planning Authority. The details shall confirmation the area will be limited to licenced taxis only and shall include details of a taxi rank, which shall be clearly mark and provided with a kerb height of 125mm for disabled ramp access. The development shall thereafter be implemented with the approved details and retained for the duration of the development,

Reason: To mitigate unacceptable impacts on the Albert Embankment from cars other than licenced taxis entering the drop-off area (Policy T6 of the Lambeth Local Plan 2015 and T3 and T4 of the draft London Plan 2019).

62 Travel Plan Prior to the occupation of each building, a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The measures approved in the Travel Plan shall be implemented prior to the use commencing and shall be so maintained for the duration of the use, unless the prior written approval of the Local Planning Authority is obtained to any variation.

Reason: To ensure that the travel arrangements to the site are appropriate and to limit the effects of the increase in travel movements (Policy 6.3 of the London Plan (MALP 2016) and Policies T1 and T6 of the Lambeth Local Plan (2015)).

63 Cycle Parking Prior to the occupation of each building, details of the provision to be made for cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall thereafter be implemented in full in accordance with the approved details before the use commences and shall thereafter be retained solely for its designated use.

Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport. (Policies T1, T3 and T6 of the Lambeth Local Plan (2015)).

64 Fire statement Notwithstanding the submitted Fire Strategy, no above ground development shall commence (except demolition) until a Fire Statement for the relevant uses has been submitted to and approved in writing by the Local Planning Authority. The Fire Statement shall be produced by an independent third party suitably qualified assessor which shall detail the building’s construction, methods, products and materials used; the means of escape for all building users including those who are disabled or require level access together with the associated management plan; access for fire service personnel and equipment; ongoing maintenance and monitoring and how provision will be made within the site to enable fire appliances to gain access to the building. The relevant uses of the development shall be carried out in accordance with the approved details.

Reason: In order to provide a safe and secure development in accordance with Policy D12 of the Draft London Plan 2019.

Notes to Applicants:

In dealing with this application the Council has implemented the requirement in the National Planning Policy Framework (2019) to work with the applicant in a positive and proactive manner. The council has made available on its website the policies and guidance provided by Lambeth Local Plan (2015) and its supplementary planning documents. We also offer a full pre-application advice service in order to ensure that the applicant has every opportunity to submit an application that’s likely to be considered acceptable.

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

2. Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer.

3. Your attention is drawn to the provisions of The Party Wall Act 1996 in relation to the rights of adjoining owners regarding party walls etc. These rights are a matter for civil enforcement and you may wish to consult a surveyor or architect.

4. Your attention is drawn to the need to comply with the requirements of the Control of Pollution Act 1974 concerning construction site noise and in this respect you are advised to contact the Council's Environmental Health Division.

5. You are advised of the necessity to consult the Council's Highways team prior to the commencement of construction on 020 7926 9000 in order to obtain necessary approvals and licences prior to undertaking any works within the Public Highway including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including adjacent to the highway such as basements, etc), Temporary Full/Part Road Closures, Craneage Licences etc.

6. In relation to Condition 16, you are advised that the written schemes of investigation will need to be prepared and implemented by a suitably qualified professionally accredited archaeological practice in accordance with Historic England’s Guidelines for Archaeological Projects in Greater London. This condition is exempt from deemed discharge under schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015.

7. Your attention is drawn to the Thames Water’s advice provided below:

The developer can request information to support the discharge of condition 15 by visiting the Thames Water website at thameswater.co.uk/preplanning. Should the Local Planning Authority consider the above recommendation inappropriate or are unable to include it in the decision notice, it is important that the Local Planning Authority liaises with Thames Water Development Planning Department (telephone 0203 577 9998) prior to the planning application approval.

There are water mains crossing or close to your development. Thames Water do NOT permit the building over or construction within 3m of water mains. If you're planning significant works near our mains (within 3m) we’ll need to check that your development doesn’t reduce capacity, limit repair or maintenance activities during and after construction, or inhibit the services we provide in any other way. The applicant is advised to read our guide working near or diverting our pipes. https://developers.thameswater.co.uk/Developing-a-large-site/Planning-your-development/Working- near-or-diverting-our-pipes

The proposed development is located within 15m of our underground water assets and as such we would like the following informative attached to any approval granted. The proposed development is located within 15m of Thames Waters underground assets, as such the development could cause the assets to fail if appropriate measures are not taken. Please read our guide ‘working near our assets’ to ensure your workings are in line with the necessary processes you need to follow if you’re considering working above or near our pipes or other structures. https://developers.thameswater.co.uk/Developing-a-large-site/Planning-your-development/Working- near-or-diverting-our-pipes. Should you require further information please contact Thames Water. Email: [email protected]

8. In relation to condition 5, you are advised that an automatic continuous PM10 monitoring should be carried out on site. Baseline monitoring should commence at least three months before the commencement of the demolition phase and continue throughout all construction phases. Monitors should be used at locations in use by sensitive receptors and construction traffic for the duration of the development. Details of the equipment to be used and its exact positioning should be submitted to the Council as part of the Air Quality Dust Management Plan and approved prior to use. Data should be available for download by the local authority on request. An annual summary report of continuous monitoring data should be provided to the Council for the duration of the development.

9. In relation to condition 62, you are advised that all cycle parking should comply with the London Cycling Design Standards.

INFORMATION FOR APPLICANTS GRANTED PLANNING PERMISSION SUBJECT TO CONDITIONS, OR WHERE PERMISSION HAS BEEN REFUSED.

General Information

This permission is subject to due compliance with any local Acts, regulations, building by-laws and general statutory provisions in force in the area and nothing herein shall be regarded as dispensing with such compliance or be deemed to be a consent by the Council thereunder.

Your attention is drawn to the provisions of the Building Regulations 1985 and related legislation which must be complied with to the satisfaction of the Council’s Building Control Officer, PO Box 734, Winchester SO23 5DG.

The Council’s permission does not modify or affect any personal or restrictive covenants, easements, etc., applying to or affecting the land or the rights of any person entitled to the benefits thereof.

STATEMENT OF APPLICANT’S RIGHTS ARISING FROM THE REFUSAL OF PLANNING PERMISSION OR FROM THE GRANT OF PERMISSION SUBJECT TO CONDITIONS.

Appeals to the Secretary of State

If the applicant is aggrieved by the decision of the local planning authority to refuse permission or approval for the proposed development or to grant permission or approval subject to conditions, he may appeal to the Secretary of State in accordance with Section 78 of the Town and Country Planning Act 1990 within six months from the date of this notice. Appeals must be made on a form which is obtainable from The Planning Inspectorate, Room 3/13 Temple Quay House, 2 The Square, Temple Quay, Bristol BS1 6PN. Alternatively an Appeal form can be downloaded from their website at www.gov.uk/government/organisations/planning- inspectorate. The Secretary of State has power to allow longer period for the giving of a notice of appeal but he will not normally be prepared to exercise this power unless there are special circumstances which excuse the delay in giving notice of appeal. The Secretary of State is not required to entertain an appeal if it appears to him that permission for the proposed development could not have been granted by the local planning authority, or could not have been so granted otherwise than subject to the conditions imposed by them, having regard to the statutory requirements, to the provisions of the development order, and to any directions given under the order.

Purchase Notice

If permission to develop land is refused or granted subject to conditions, whether by the local planning authority or by the Secretary of State for the Environment, and the owner of the land claims that the land has become incapable of reasonably beneficial use in its existing state and cannot be rendered capable of reasonable beneficial use by the carrying out of any development which has been or would be permitted, he may serve on the London Borough of Lambeth a purchase notice requiring that Council to purchase his interest in the land in accordance with the provisions of Section 137 of the Town and Country Planning Act 1990.

Compensation

In certain circumstances, a claim may be made against the local planning authority for compensation, where permission is refused or granted subject to conditions by the Secretary of State for the Environment on appeal or on a reference of the application to him. The circumstances in which such compensation is payable are set out in Section 120 and related provision of the Town and Country Planning Act 1990.

Appendix 2: List of consultees (statutory and Other Consultees)

 Albert Embankment Residents' Association  Ancient Monuments Society  Arboricultural Officer Ext 61191  Association of Waterloo Groups  Bioregional  Building Control  CIL/S106 Team  City of Westminster 020 7798 2520  Cleaver Square, Cleaver Street , Bowden St  Conservation & Urban Design  Council for British Archaeology,  Design Out Crime Officer  Development Control Department Thames Water  EHST Noise Pollution  Enterprise, Employment And Skills  Environment Agency  Flooding - SUDS  Friends Of Old Paradise Gardens  Friends Of Vauxhall Park  Friends Of Vauxhall Pleasure Gardens  Greater London Authority  Highway Team Lambeth  Historic England  Historic England - Archaeology  Jubilee Walkway Trust  Kennington Association Planning Forum  Kennington Oval & Vauxhall Forum  Kennington Park Road Residents' Assocation  L.F.C.D Authority  London Heliport  London Underground Infrastructure Protection  Network Rail  Open Spaces Society  Oval & Kennington Residents Association  Parks & Open Spaces  Planning Policy  Regeration Team  Sewers Major Development (20+) Thames Water  Southern Gas Networks Southern Gas Networks  Sustainability Team On Air Quality  TFL Road Network Development (non-referable)  Transport Lambeth  Vauxhall 5 Chair Of The TRA  Vauxhall Church Leaders  Vauxhall Gardens Estate Resident And Tenant Association  Vauxhall Neighbourhood Housing Forum  Vauxhall One Bussiness Improvement Districts  Vauxhall One Bussiness Improvement Districts  Vauxhall Opportunity Area  Vauxhall St Peters Heritage Centre  Veolia Waste Lambeth Planning App  Vision For Vauxhall  Ward Councillors  Waterloo Community Development Group  We Are Waterloo  Whitgift Estate Tenants Association

Appendix 3: List of relevant policies in London Plan, Lambeth Local Plan. Reference to SPGs, SPD and other relevant guidance

London Plan (2016) policies:

 Policy 1.1: Delivering the vision and objectives for London  Policy 3.1 Ensuring equal life chances for all  Policy 3.3 Increasing housing supply  Policy 3.4 Optimising housing potential  Policy 3.5 Quality and design of housing developments  Policy 3.8 Housing choice  Policy 4.1 Developing London’s economy  Policy 5.1 Climate change mitigation  Policy 5.2 Minimising carbon dioxide emissions  Policy 5.3 Sustainable design and construction  Policy 5.9 Overheating and cooling  Policy 5.10 Urban greening  Policy 5.11 Green roofs and development site environs  Policy 5.12 Flood risk management  Policy 5.13 Sustainable drainage  Policy 5.16 Waste net self-sufficiency  Policy 5.17 Waste capacity  Policy 5.18 Construction, excavation and demolition waste  Policy 5.21 Contaminated land  Policy 6.1 Strategic approach  Policy 6.5 Funding crossrail and other strategically important transport infrastructure  Policy 6.9 Cycling  Policy 6.10 Walking  Policy 6.13 Parking  Policy 7.1 Lifetime neighbourhoods  Policy 7.2 An inclusive environment  Policy 7.3 Designing out crime  Policy 7.4 Local character  Policy 7.5 Public realm  Policy 7.6 Architecture  Policy 7.7 Location and design of large and tall buildings  Policy 7.8 Heritage assets and archaeology  Policy 7.9 Heritage-led regeneration  Policy 8.2 Planning obligations  Policy 8.3 Community infrastructure levy

Draft London Plan (2019) policies:

 Policy SD4 The Central Activities Zone (CAZ)  Policy SD5 Offices, other strategic functions and residential development in the CAZ  Policy SD6 Town centres and high streets  Policy E10 Visitor infrastructure  Policy D1 London’s form, character and capacity for growth  Policy D4 Delivering good design  Policy D5 Inclusive design  Policy D8 Public realm  Policy D9 Tall buildings  Policy D10 Safety, security and resilience to emergency  Policy D12 Fire safety  Policy E1 Offices  Policy E3 Affordable workspace  Policy E11 Skills and opportunities for all  Policy HC1 Heritage conservation and growth  Policy HC2 World Heritage Sites  Policy HC3 Strategic and Local Views  Policy HC4 London View Management Framework  Policy G5 Urban greening  Policy G6 Biodiversity and access to nature  Policy SI1 Improving air quality  Policy SI2 Minimising greenhouse gas emissions  Policy SI3 Energy infrastructure  Policy SI4 Managing heat risk  Policy SI5 Water infrastructure  Policy SI8 Waste capacity and net waste self-sufficiency  Policy SI12 Flood risk management  Policy SI13 Sustainable drainage  Policy T2 Healthy Streets  Policy T3 Transport capacity, connectivity and safeguarding  Policy T4 Assessing and mitigating transport impacts  Policy T5 Cycling  Policy T6 Car parking  Policy T7 Deliveries, servicing and construction

Lambeth Local Plan (2015) policies:

 Policy D1 Delivery and monitoring  Policy D2 Presumption in favour of sustainable development  Policy D4 Planning obligations  Policy ED1 Key Industrial and Business Areas (KIBAs)  Policy ED2 Business, industrial and storage uses outside KIBAs  Policy ED3 Large offices (greater than 1,000 m2)  Policy ED7 Evening economy and food and drink uses  Policy ED11 Visitor attractions, leisure, arts and culture uses  Policy ED12 Hotels and other visitor accommodation  Policy ED14 Employment and training  Policy T1 Sustainable travel  Policy T2 Walking  Policy T3 Cycling  Policy T6 Assessing impacts of development on transport capacity  Policy T7 Parking  Policy T8 Servicing  Policy EN1 Open space and biodiversity  Policy EN3 Decentralised energy  Policy EN4 Sustainable design and construction  Policy EN5 Flood risk  Policy EN6 Sustainable drainage systems and water management  Policy EN7 Sustainable waste management  Policy Q1 Inclusive environments  Policy Q2 Amenity  Policy Q3 Community safety  Policy Q5 Local distinctiveness  Policy Q6 Urban design: public realm  Policy Q7 Urban design: new development  Policy Q8 Design quality: construction detailing  Policy Q9 Landscaping  Policy Q12 Refuse/recycling storage  Policy Q13 Cycle storage  Policy Q15 Boundary treatments  Policy Q19 Westminster World Heritage Site  Policy Q20 Statutory listed buildings  Policy Q22 Conservation areas  Policy Q23 Undesignated heritage assets: local heritage list  Policy Q24 River Thames  Policy Q25 Views  Policy Q26 Tall and large buildings  Policy PN2 Vauxhall

Draft Revised Lambeth Local Plan 2020

 Policy D4 Planning obligations  Policy ED1 Offices (B1a)  Policy ED2 Affordable workspace  Policy ED8 Evening economy and food and drink uses  Policy ED14 Hotels and other visitor accommodation  Policy ED15 Employment and training  Policy T1 Sustainable travel  Policy T2 Walking  Policy T3 Cycling  Policy T4 Public transport infrastructure  Policy T5 River transport  Policy T7 Parking  Policy T8 Servicing  Policy EN1 Open Space, green infrastructure and biodiversity  Policy EN3 Decentralised  Policy EN4 Sustainable design and construction  Policy EN5 Flood risk  Policy EN6 Sustainable drainage systems and water management  Policy EN7 Sustainable waste management  Policy Q1 Inclusive environments  Policy Q2 Amenity  Policy Q3 Safety, crime prevention and counter terrorism  Policy Q4 Public art  Policy Q5 Local distinctiveness  Policy Q6 Urban design: public realm  Policy Q7 Urban design: new development  Policy Q8 Design quality: construction detailing  Policy Q9 Landscaping  Policy Q12 Refuse/recycling storage  Policy Q13 Cycle storage  Policy Q14 Development in gardens and on previously developed rear land with no street frontage  Policy Q15 Boundary treatments  Policy Q19 Westminster World Heritage Site  Policy Q20 Statutory listed buildings  Policy Q22 Conservation areas  Policy Q23 Non-designated heritage assets: local heritage list  Policy Q24 River Thames  Policy Q25 Views  Policy Q26 Tall and large buildings  Policy Q27 Basement development  Policy PN2 Vauxhall

Supplementary Planning Documents (SPDs) & Other Relevant Documents:

Lambeth  Air Quality Planning Guidance Notes  Refuse & Recycling Storage Design Guide  Waste Storage and Collection Requirements - Technical Specification  Air Quality Planning Guidance Notes  Employment and Skills SPD 2018  Vauxhall SPD 2013  Vauxhall Conservation Area Statement, September 2016  Albert Embankment Conservation Area Character Appraisal 2017

London Plan Supplementary Planning Guidance (SPG)  Accessible London: Achieving an Inclusive Environment (October 2014)  The control of dust and emissions during construction and demolition (July 2014)  Character and Context (June 2014)  Sustainable Design and Construction (April 2014)

Appendix 4: Other relevant Plans and Photos

Figure 21 - CGI of the proposed development, refurbished Vintage house and Hotel entrance

Figure 22 - CGI of the proposed Hotel entrance

Figure 23 - Proposed west (front) elevation

Figure 24 - Proposed east (rear) elevation

Figure 25 - Proposed north elevation

Figure 26 - Proposed south elevation

Figure 27 - Existing view of the relevant part of Albert Embankment

Figure 28 - Proposed view of the relevant part of Albert Embankment

Figure 29 – Existing view: Albert Embankment, traffic island north of Vauxhall bus station

Figure 30 – proposed view: Albert Embankment, traffic island north of Vauxhall bus station

Figure 31 - Existing view from Lambeth Bridge

Figure 32 - proposed view from Lambeth Bridge

Figure 33 - Existing view from Westminster Bridge

Figure 34 - proposed view from Westminster Bridge

Figure 35 - Proposed Vintage House ground floor plan

Figure 36 - proposed indicative office typical upper floor layout

Figure 37 - Proposed hotel entrance

Figure 38 - Typical layout of hotel rooms

Figure 39 - Typical layout of an accessible hotel room

Figure 40 - Draft construction management plan