ADDRESS: Burchell House, Bland House, Baddeley House, Pella House, Malmsey House, Wynyard House, Dolland House, Braham House, Grover House, Simpson House, Vernon House, Brangton Road, ( Gardens Housing Estate, SE11)

Application Number: 15/06451/FUL Case Officer: Matt Duigan

Ward: Princes Date Received: 10.12.2015

Proposal:

Installation of solar photovoltaic panels on the roofs of 12 residential buildings (Burchell House, Bland House, Baddeley House, Pella House, Malmsey House, Wynyard House, Dolland House, Braham House, Grover House, Simpson House, Vernon House, and Brangton Road)

Drawing numbers:

Location Plan: Phase 2 – Vauxhall Gardens, Baddeley House Roof 1 Rev A, Baddeley House Roof 2 Rev A, Baddeley House Roof 3 Rev A, Baddeley House Roof 4 Rev A, Baddeley House Roof 5 Rev A, Pella House Roof 1 Rev A, Pella House Roof 2 Rev A, Pella House Roof 3 Rev A, Pella House Roof 4 Rev A, Pella House Roof 5 Rev A, Malmsey House Roof 1 Rev A, Malmsey House Roof 2 Rev A, Malmsey House Roof 3 Rev A, Malmsey House Roof 4 Rev A, Malmsey House Roof 5 Rev A, Wynyard House Roof 1 Rev A, Wynyard House Roof 2 Rev A, Wynyard House Roof 3 Rev A, Wynyard House Roof 4 Rev A, Wynyard House Roof 5 Rev A, Brangton Road Roof 1 Rev A, Brangton Road Roof 2 Rev A, Brangton Road Roof 3 Rev A, Brangton Road Roof 4 Rev A, Brangton Road Roof 5 Rev A, Dolland House Roof 1 Rev A, Dolland House Roof 2 Rev A, Dolland House Roof 3 Rev A, Dolland House Roof 4 Rev A, Dolland House Roof 5 Rev A, Burchell House Roof 1 Rev A, Burchell House Roof 2 Rev A, Burchell House Roof 3 Rev A, Burchell House Roof 4 Rev A, Burchell House Roof 5 Rev A, Bland House Roof 1 Rev A, Bland House Roof 2 Rev A, Bland House Roof 3 Rev A, Bland House Roof 4 Rev A, Bland House Roof 5 Rev A, Braham House Roof 1 Rev A, Braham House Roof 2 Rev A, Braham House Roof 3 Rev A, Braham House Roof 4 Rev A, Braham House Roof 5 Rev A, Grover House Roof 1 Rev A, Grover House Roof 2 Rev A, Grover House Roof 3 Rev A, Grover House Roof 4 Rev A, Grover House Roof 5 Rev A, Simpson House Roof 1 Rev A, Simpson House Roof 2 Rev A, Simpson House Roof 3 Rev A, Simpson House Roof 4 Rev A, Simpson House Roof 5 Rev A, Vernon House Roof 1 Rev A, Vernon House Roof 2 Rev A, Vernon House Roof 4 Rev A (existing elevations), Vernon House Roof 4 Rev A (proposed elevations), Vernon House Roof 5 Rev A.

Documents:

Heritage Statement, Design and Access Statement, JKM265P-60 (solar panel specifications).

RECOMMENDATION: Grant conditional permission Applicant: Agent:

Mr Stephen Edwards Mr Stephen Edwards Repowering London Repowering London 8th Floor Blue Star House 8th Floor Blue Star House 234-244 Stockwell Road 234-244 Stockwell Road London, SW9 9SP London, SW9 9SP

SITE DESIGNATIONS

Relevant site designations: Conservation Area Vauxhall Gardens Flood Zone FZ3 Opportunity Area Vauxhall Opportunity Area

Protected Vista Parliament Hill Summit To The Palace Of Westminster - 2A.2 Parliament Hill Oak Tree To Palace Of Westminster - 2B.1 Primrose Hill Summit To The Palace Of Westminster - 4A.2

LAND USE DETAILS

Site area 4.6 hectares

OFFICERS REPORT

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The application was deferred from the 9 February 2016 Planning Applications Committee so that further consultation could be undertaken with the Vauxhall Five Residents Association.

While the notification of the application had been undertaken in accordance with the Council’s Statement of Community Involvement, the Vauxhall Five Residents Association (who represent occupiers of four of the buildings to which solar PV panels would be installed) were not directly notified.

It was considered that due to the direct involvement of the buildings in the planning application, it was appropriate to defer determination pending consultation with the affected Resident Association.

Officers undertook checks with local Ward Councillors, the Council’s Housing Department, Democratic Services as well as Companies House, however it was not possible to identify the contact details for the Resident Association. Consequently, letters were sent to all 180 dwellings in the five housing blocks which are represented by the Vauxhall Five Residents Association.

No comments have been received to date.

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Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with section (1) of the Committee’s terms of reference as it relates to a development carried out on a site having an area of 1 hectare or more.

1 SITE AND SURROUNDINGS

1.1 The application site is approximately 4.6 hectares in area and accommodates 12 existing residential flatted blocks, namely Burchell House, Bland House, Baddeley House, Pella House, Malmsey House, Wynyard House, Dolland House, Braham House, Grover House, Simpson House, Vernon House, and Brangton Road.

1.2 The residential flatted blocks comprise part of the Vauxhall Gardens Estate, and can be grouped into two categories, namely those with flat roofs and parapets and those with pitched roofs. The blocks with flat roofs are described in detail below:

1.2.1 Baddeley House is located on the southern side of Jonathan Street (between Wickham Street and Vauxhall Street). The building is 5 storeys in height and has a flat roof. The flat roof is set behind parapets. The parapet is 1.3m high.

1.2.2 Burchell House is located opposite Baddeley House on the northern side of Jonathan Street. The building is 5 storeys in height and has a flat roof. The flat roof is set behind parapets. The parapet is 1.3m high.

1.2.3 Bland House adjoins Burchell House to the east, it is also a 5 storey flat roofed building surrounded by a raised parapet. The parapet is 1.2m high.

1.2.4 Baddeley House, Burchell House and Bland House are all within the Vauxhall Gardens Conservation Area and are shown in Figure 1. None of these blocks are listed buildings.

Figure 1.

Burchell House

Bland House

Baddeley House

1.3 The remaining blocks are not within the Conservation Area and are not listed buildings. These blocks feature pitched roofs and are described in more detail below (see also Figure 2):

1.3.1 Pella House is a 5 storey ‘L’ shaped building with frontages to both Vauxhall Street and Orsett Street. The southern boundary of the Kennington Conservation Area runs along Orsett Street (approximately 5m north of Pella House).

1.3.2 Wynyard House is a 5 storey building which extends along Newburn Street, Loughborough Street and Wynyard Terrace. It is worth noting that The Kennington Conservation Area is located approximately 10m to the north of the northwestern wing of Wynyard House.

1.3.3 Malmsey House is located directly south of Pella House and again is a 5 storey building, with frontages to both Vauxhall Street and Newburn Street.

1.3.4 Dolland House has a short frontage to Vauxhall Street and longer frontages along Newburn Street and Loughborough Street. The building is 5 storeys in height.

1.3.5 Brangton Road is 4 storeys in height, and is located along the southern side of Brangton Road.

Figure 2.

Pella House

Malmsey House

Wynyard House

Brangton Road

Dolland

House

1.3.6 Braham House, Grover House, Simpson House and Vernon House are all 5 storey brick built residential flatted blocks with pitched roofs. This group of buildings form a square bounded by Kennington Lane to the South, St Oswalds Place to the west, Tyers Terrace to the north and Vauxhall Street to the east. This is shown in Figure 3.

Figure 3.

Braham House Grover House

Vernon House

Simpson House

2 PROPOSAL

2.1 This application seeks approval to install solar photo voltaic panels (solar PV panels) on the roof of 12 of the housing blocks within the Vauxhall Gardens Estate. The aim being to provide renewable electricity for the communal areas of the buildings. Any excess energy generated would be sold back to the National Grid.

2.2 Flat Roofed Blocks

Baddeley House, Burchell House and Bland House have flat roofed areas, which are surrounded by parapets. It is proposed to install solar photovoltaic (solar PV) panels on the flat roofs of these buildings. The solar PV panels would be mounted on angled frames and would rise to approximately 60cm above the flat roof (below the top of the lowest brick parapets which surround the edge of each of these blocks).

2.2.2 Figure 4 below shows the proposal for Burchell House, and illustrates the approach that would be taken on the flat roofed buildings. In essence, the solar PV panels would be set behind parapets and would not be visible from the street or surrounding buildings.

Figure 4.

2.2.3 The solar PV panels are coated in an anti-reflective material to enhance solar energy capture, and appear duller than conventional glass due to lack of reflection and glare.

2.3 Pitched Roof Blocks

2.3.1 Solar PV panels are proposed in the inner (non-street facing) roof slopes of Braham House (southern side), Grover House (western side) and Simpson House (eastern side). Vernon House is located in the central area between these blocks and is not easily visible from the street. Panels are proposed on both of the roof slopes of Vernon House. Figure 5 below shows the proposal for solar PV panels to be installed on the inner roof slope of Braham House, and generally illustrates the type of approach taken on the pitched roofed buildings.

Figure 5.

2.3.2 On Pella House it is proposed to mount solar PV panels on the inward facing roof slopes (i.e. not the street facing roof slopes). The panels would be set within the roof plane in two rows. The panels would be set proportionately below the roof ridge and above the eaves.

2.3.3 The same approach is taken in relation to Malmsey House, again it is proposed to site solar PV panels on the inward (eastern) roof slope (i.e. no solar PV panels would be facing the street). The panels would be set within the roof plane in two rows, set proportionately below the roof ridge and above the eaves.

2.3.4 Wynyard House has three street frontages, however due to its orientation (in relation to the sun), and a need to ensure no solar PV panels are visible from the street, panels are only proposed on the inward (courtyard) facing roof slope of the western arm of the building. The solar PV panels would be set within the roof plane, proportionately below the roof ridge and above the eaves.

2.3.5 It is proposed to install solar PV panels on the inward facing (courtyard) roof slopes of Dolland House. The largely southern orientation of the inward facing roof slopes means that these roof slopes receive a good amount of sunlight. The panels would be set within the roof plane, proportionately below the roof ridge and above the eaves.

2.3.6 Solar PV panels are proposed on the eastern roof slope of the block of flats fronting Brangton Road. The panels would be set symmetrically within the roof plane (below the roof ridge and above the eaves).

2.4 In addition to the solar PV panels, there would be associated electrical cabling and electrical meters; however these are quite small in size and would be located internally (not visible).

2.5 Whilst the funding of the project is not a material planning consideration the applicant has provided officers with advice on this matter so that they can better understand how the works would be delivered. In essence, supply and installation is paid for by a community share offer.

2.6 In the last 3 years, Repowering the company behind this project has successfully delivered 4 community share projects for Solar Energy Co-operatives, including:

 Brixton Energy Solar 1;  Brixton Energy Solar 2;  Brixton Energy Solar 3;  Hackney Energy.

2.7 Estate residents, local residents, local businesses, previous investors and others interested in supporting community solar energy are all invited to invest. The applicant was able to achieve the capital needed for those earlier projects to proceed because they say that Community Energy is a fast growing sector and there is considerable interest across the country from the general public to invest in these type of projects.

2.8 The applicant has advised that the project is made a viable proposition to investors because of the income that is earned from:

 Feed-in Tariff (FiT), this is a 20 year inflation-protected price per kWh of electricity, that is legally required to be paid by non-renewable electricity suppliers, to those who generate electricity from renewable resources;  Export tariff for the sale of electricity generated, which is then exported to the National Grid;  The sale of electricity, used to power the communal areas of the building (secured through a Power Purchase Agreement with the Council for any energy consumed on site (communal areas)).

3 RELEVANT PLANNING HISTORY

3.1 Planning Permission Ref: 15/04721/FUL dated 14/10/2015 approved installation of solar photovoltaic panels on the flat roofs of five buildings (Arne House, Arrowsmith House, Mountain House, Jameson House and Kennedy House) to supply electricity to the communal areas of the estate. These buildings are located to the northwest of the current application site and also form part of the Vauxhall Garden Estate, and that approved project represents phase 1 of 2 phase proposal to install solar PV panels on many of the buildings within the Vauxhall Gardens Estate. The current application (being considered by the Committee) represents phase 2 of the applicant’s proposal.

4 CONSULATION

4.1 External Consultees

4.1.1 The application was publicised in accordance with statutory requirements and the Council’s Statement of Community Involvement. Over 30 site notices were displayed around the site, and an advertisement was published in the press. The formal consultation period ended on

4.1.2 The following community groups were also consulted as part of the planning process but provided no response:

 Association of Waterloo Groups  Vauxhall One Business Improvement Districts  The Vauxhall Society  Kennington Association Planning Forum  Kennington Oval & Vauxhall Forum  Dryden Court Residents' Association  Friends of Vauxhall Spring Gardens  Heart Of Kennington Residents' Association

4.1.3 At the time of writing this report no submissions had been received from the individual occupiers of the blocks or neighbouring blocks. However, representations have been received from a number of bodies.

4.1.4 Letters of support were received from the New Economic Foundation and the Vauxhall Gardens Community Centre, who advised that they were in support of the proposal.

4.1.5 The Vauxhall Gardens Estate Residents and Tenants Association (VGERTA) raised objection to the scheme.

“VGERTA, who represents 3,000 residents of Vauxhall Gardens Estate has raised a list of our serious concerns associated with the Vauxhall Energy project. A series of meetings are scheduled for January 2016 between planning officers, Lambeth Commissioning Officer, Lambeth Housing, Councillors, Re-powering and Vauxhall Energy to try and resolve/close out all concerns before this scheme goes ahead.

Among the very long list of issues raised the most critical are:

a. the financial model and share price increase; b. the roof rent to Lambeth Housing; c. the lack of financial benefits for estate residents; d. the small number of Vauxhall Gardens residents/community involvement element/representation in the decision making and governance of Vauxhall Energy; and e. the lack of proper public consultation with the residents most of whom still think that the original mission (see below) of the project as set by VGERTA still stands hence they did not oppose this 15/06451/FUL and the previous planning application 15/04721/FUL which has already granted permission).

As things stand VGERTA has serious concerns of the viability of the scheme and we are hoping that the meetings scheduled in January will help Vauxhall Energy to rectify their plans and return the scheme back to its original mission as set by VGERTA when instigated/created Vauxhall Energy.

Background and original mission of Vauxhall Energy

To clarify that VGERTA was the founding organisation of Vauxhall Energy but then the scheme changed its direction away from VGERTA vision and made a number of changes that caused all the current issues.

The original mission/aim of the scheme is to utilise solar energy in order to reduce electricity bills for all residents, therefore, all residents would financially benefit from the scheme. Lastly the original price of the shares was £1 but this has been changed to £50 without any consultation.

Most of the residents think that the above original mission / aim of the project still stands which is why there has not been much objection to the previous and the current planning application.”

We urge you to defer the planning application decision in order to allow us to work with Vauxhall Energy to resolve all the issues and most importantly help them carry out a proper consultation event that will be inclusive and well publicised across the estate. Vauxhall Energy only consulted less than 200 people on our estate which is not adequate for a scheme of this magnitude that will affect the 3,000 population of the estate.

Track record of delivering community projects

We at VGERTA have a rich track record of delivering big projects and our most notable success was the fundraising of £165,000 for the Glasshouse Walk Playground where we developed the plans and carried out proper estate consultations before the implementation of the project which at the end was a finalist for many community awards.

Thanking you in advance for deferring this planning application to enable us to rectify all issues and concerns associated with the Vauxhall Energy scheme.

Many items mentioned in the preparatory documents for the meeting tomorrow are not accurate and raise serious.

Please find a sample below.

 4.1.2: Two of these groups are on the other side of the ward (Dryden and HoKRA).  4.1.4: NEF potentially has a conflict of interest as two of its senior staff are members of the RL Board/Committee. We are also concerned that a scheme of this magnitude has not yet provided traffic management plan, construction phasing plans, a valid financial model etc.

We also don’t know what the impact might be on the estate buildings that reside in the Vauxhall Gardens conservation areas in years to come, especially if the project's financial model doesn’t cover for that risk.

It is also noted that the Vauxhall Energy scheme have not produced a Risk Register to identify the risks and mitigations for all the risk associated with the scheme. It is common and good practise for big Schemes like this to have a Risk Register.

4.1.7 Ward Councillors advised that they support VGERTA concerns.

PLANNING OFFICER COMMENT:

In terms of the energy pricing, roof rental, share price and financial benefits for residents etc, these matters fall outside of those that can be considered under the Town and Country Planning Act. These concerns are Civil Matters (between the developer, landowner and residents) and cannot be adjudicated through the planning regime.

It is also important to highlight that there is not a statutory requirement for applicants to undertake consultation with residents.

While the concerns are acknowledged, the matters raised do not relate to material planning considerations, and do not indicate any departure from Development Plan policy (the objections are not of a sort that can be used to justify refusal of the scheme).

Given the concerns, an informative should be added to the permission (if granted) recommending that the applicant liaise with the landowner and residents to try and resolve the concerns ahead of implementation.

The comments made in relation to the New Economic Foundation are noted. The application has been assessed against the Development Plan and found to be complainant. Objections and submissions in support of the application have been reported for transparency.

Risk management is not able to be controlled through the Town and Country Planning Act. This issue is managed through the Health and Safety Executive (HSE), which is the public body of the United Kingdom responsible for the regulation and enforcement of workplace health, safety and welfare, and for research into occupational risks in England and Wales and Scotland. The HSE was created by the Health and Safety at Work etc. Act 1974, which is the legislation relevant to the control of this matter.

The Department for Communities and Local Government, in conjunction with the Planning Aid England provide a useful summary of matters which are not material planning considerations, which include matters controlled under other non-planning legislation e.g. the Health and Safety at Work etc. Act 1974.

4.1.8 No objection was raised by either the Environment Agency or Network Rail.

4.1.9 Any submissions received ahead of the committee meeting will be reported by way of an Addendum.

4.2 Internal Consultees

Urban Design and Conservation officer stated:

The character of the buildings under consideration is of a large-scale housing estates, set within grounds and with internal roadways, largely contained in defined sites and with limited impact on other buildings within the wider public realm.

There are buildings in the environs with existing solar installations, so there is established character within the wider area.

The only statutory listed building is St Peter’s Church on Kennington Lane, from which it is set well back, and is not in alignment. Therefore the impact on the listed building would be minimal and is not a matter of concern.

The blocks of housing are largely five storeys and brick built. The blocks are characterful and contribute in their own way to established character within the conservation areas. However, none of them can be said to be of architectural significance in their own right, and the addition of such PV installations will neither enhance or detract from existing character. As the installations will be at roof level, and will not project to any significant extent from the roof slopes, the locations chosen are minimal in terms of impact on the host buildings and the conservation areas.

No objection, in view of the design impact being neutral on the host buildings and the conservation areas, and the environmental benefits gained from such PV installations. The proposed works will have a neutral impact on the host buildings and the conservation areas. The works would not conflict with the Local Plan.

Highways officer: No objection. Climate Consultant: No objection.

5 POLICIES

5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning decisions to be made in accordance with the development plan unless material considerations indicate otherwise.

5.2 The development plan in Lambeth is the London Plan (2015) and the Lambeth Local Plan 2015.

5.3 The National Planning Policy Framework was published in 2012. This document sets out the Government’s planning policies for England including the presumption in favour of sustainable development, and is a material consideration in the determination of all applications.

5.4 The current planning application has been considered against all relevant national, regional and local planning policies as well as any relevant guidance. Set out below are those policies most relevant to the application, however, consideration is made against the development plan as a whole.

5.5 The National Planning Policy Framework (NPPF)

5.6 The London Plan (2015)

Policy 5.1 Climate change mitigation Policy 5.2 Minimising Carbon Dioxide Emissions; Policy 5.3 Sustainable Design and Construction; Policy 5.4 Retrofitting Policy 5.4A Electricity and gas supply Policy 5.7 Renewable energy Policy 7.6 Architecture; Policy 7.8 Heritage Assets and Archaeology.

5.7 Lambeth Local Plan (2015)

Policy EN3 – Decentralised energy Policy EN4 - Sustainable design and construction; Policy Q2 – Amenity; Policy Q11 - Building alterations and extensions; Policy Q20 Statutorily listed buildings; Policy Q22 - Conservation areas; Policy Q25 – Views; Policy T8 – Servicing.

5.8 Supplementary Planning Documents

Building Alterations and Extensions SPD (2015).

6 ASSESSMENT

6.1 Sustainability

The existing buildings which would host the solar panels will remain in residential use, and only the roofs would be used to generate electricity. As such it is not considered that there would be a change of use as a result of the proposals.

At the National Level, paragraph 93 of the NPPF notes that planning plays a key role in helping to secure reductions in greenhouse gas emissions, and supporting the delivery of renewable and low carbon energy. This being central to the economic, social and environmental dimensions of sustainable development. At paragraph 95 the NPPF notes that in order to support the move to a low carbon future, local planning authorities should actively support energy improvements to existing buildings.

Paragraph 98 of the NPPF notes that when determining planning applications, local planning authorities approve the application if its impacts are (or can be made) acceptable, and that there should be no need for applicants for energy development to demonstrate the overall need for renewable energy. The NPPF that even small- scale projects provide a valuable contribution to cutting greenhouse gas emissions. There is clear support at the National level for renewable energy proposals.

6.1.4 At the regional level, London Plan Policy 5.1 notes that the Mayor seeks to achieve an overall reduction in London’s carbon dioxide emissions of 60 per cent (below 1990 levels) by 2025. It is expected that London boroughs will contribute to meeting this strategic reduction target. The proposals in this application would directly contribute to this policy aim.

6.1.5 London Plan Policy 5.2 deals with minimising carbon dioxide emissions and requires new development to meet certain stringent energy requirements. The existing buildings clearly predate the policy, however the proposal would go some way to reducing the overall carbon footprint of the existing structures, and would be in keeping with the policy.

6.1.6 London Plan Policy 5.4 relates to retrofitting existing buildings, so that the environmental impact of existing urban areas is reduced through programmes that bring existing buildings up to the Mayor’s standards on sustainable design and construction. The proposal directly aligns with this policy.

6.1.7 London Plan Policy 5.7 seeks to increase the proportion of energy generated from renewable sources. The proposal meets this policy objective.

6.1.8 The London Plan policy position is echoed in the Lambeth Local Plan (2015) which notes at Policy EN4 that all development is required to meet high standards of sustainable design. Overall, it is considered that the proposal is acceptable in principle.

6.2 Design and Conservation

It is important to recognise the sensitivity of this estate in terms of the conservation area designation on its northern part (Vauxhall Gardens Estate Conservation Area) and the proximity of the Kennington Conservation Area to the east. The Local Planning Authority is obliged to pay ‘special regard’ to the desirability of preserving conservation areas and their settings.

Baddeley House, Burchell House and Bland House

Policy Q22 of the Lambeth Local Plan (2015) relates to development in Conservation Areas and notes that development proposals affecting conservation areas will be permitted where they preserve the character or appearance of conservation areas. The development proposed on Baddeley House, Burchell House and Bland House would be within the Vauxhall Gardens Conservation area. However, the siting of the panels, behind (and below) brick parapets means they would not be visible in the public realm or other elevated positions in the estate.

6.2.3 Moreover, the roof tops of these buildings are not publically accessible (being accessed via ladders, through locked hatches, and accessed for maintenance purposes only). The location of the proposed panels (behind brick parapets) would protect the setting, including views in and out of the Conservation Area. Given the circumstances there is no objection to the proposals in terms of impact on the Conservation Area.

Simpson House, Braham House, Grover House and Vernon House

6.2.4 In terms of policy context, London Plan Policy 7.6 requires architecture to make a positive contribution to a coherent public realm, streetscape and wider cityscape. At the local level, the Lambeth Local Plan (2015) Policy Q11 notes that when considering proposals for an alteration to a building the Council will expect all proposals to have a design which positively responds to the original architecture of the host building.

6.2.5 While the other residential blocks forming part of the proposal are not located within a Conservation Area, it is important to consider the visual impacts, including on the street scene and to the appearance of each block. There is a need to be mindful of the architectural character of the blocks and their visibility within their immediate townscape contexts. In terms of the buildings with pitched roofs, the key issue is the visibility of the pitched roofs and the contribution they make to the character of the host buildings and wider locality.

6.2.6 There is no objection to the proposed installation of solar PV panels on the inner (non- street facing) roof slopes of Simpson House, Braham House, Grover House. There is a rhythm to the inner elevation of these buildings, which, at roof level includes chimneys set out in a very balanced and proportioned way. While siting solar PV panels and equipment would not be said to compliment this rhythm, nor is it considered to result in any unacceptable visual harm (the impact would be neutral). The panels are generally set within the bays between chimneys (set down from the roof ridge top and set up from eaves).

6.2.7 Given the location of Vernon House (screened from the roads by Simpson House, Braham House, Grover House) there is no objection to solar PV panels on both roof slopes.

6.2.8 Policy Q20 of the Lambeth Local Plan (2015) deals with statutory listed buildings and notes that development proposals should not harm the setting of a listed building. The only statutory listed building is St Peter’s Church on Kennington Lane, which is relatively close to Simpson House. However, Simpson House is set well back, and is not in alignment with St Peters Church. The Council’s Heritage Conservation officer has advised that because of this set back the impact on the listed building would be minimal and is not a matter of concern.

Dolland House

6.2.9 There is no objection to solar PV panels/equipment on the inner (southern/south- eastern) roof slopes. The form and proportions of the inner elevation of this building, differs from the set of flatted blocks to the east (namely Grover, Braham, Vernon, and Simpson Houses). The street elevations have a strong architectural presence, with little clutter and very precise and rhythmical positioning of window openings, large expansive roof areas, which are highly visible, particularly in long views. This is contrasted by the inner elevations, which have a horizontal emphasis, and incorporate the rear balcony access to flats, broken by vertical returns accommodating stair and lift cores.

6.2.10 This application proposes the siting of solar PV panels on the courtyard facing roof slopes of Dolland House. The solar PV panels would be set in rows, below the ridge and above the eaves. Given the location, no objection is raised (in terms of harm to the appearance of the building or street scene).

Malmsey House and Pella House

6.2.11 Malmsey House and Pella House also have street elevations with a strong (highly visible) architectural presence. This is contrasted by the inner elevations, which incorporate the rear balcony access to flats, and which serve a different function (access etc). The rear (courtyard) elevations lack the same architectural detailing as the front elevations. The positioning of solar PV panels on inner roof slopes mitigates against visual impacts to the main street frontages. No objection is raised to the panels proposed on the inner (eastern) roof slope of Malmsey House. Nor is there considered to be any unacceptable impact arising from solar PV panels being installed on the inner (southern and eastern) roof slopes of Pella House. While the solar PV panels will be visible from the central courtyard area, the benefits of the scheme weigh heavily in its favour (i.e. generation of sustainable energy and having no visual impact on the street scene or on the architectural merit of the street facing elevations).

Wynyard House and Brangton Road

6.2.12 No objection is raised to the proposed installation of solar PV panels on the inner roof slope of Wynyard House and eastern roof slope Brangton Road. This is primarily due to the enclosed nature of the rear of Wynyard House and because the eastern roof slope of Brangton House is well screened. The proposed solar PV panels on the eastern roof slope of Brangton House would be screened to the west by Waylet House, additionally there are three storey blocks of flats to the south and east (1-23 Aveline Street and 4-26 Aveline Street) which would limit views of the proposal from the public realm and the Kennington Conservation Area (which is to the east).

6.2.13 Policy Q11 of the Lambeth Local Plan (2015) also requires new meter boxes and the like not to be placed on publically visible elevations, and the application is consistent with the policy in this regard.

6.3 Amenity

6.3.1 Policy Q2 of the Lambeth Local Plan (2015) deals with amenity and notes that development will not be supported where amenity would be compromised. The panels would not generate any noise, or any reflective glare, and as such would not detract from the amenity of neighbouring occupiers.

6.3.2 Policy Q2 goes on to require that all service equipment, including electrical meters be integrated into the building. The applicant has confirmed that the meters and inverters needed for the photovoltaic panels would be set within existing structures.

6.4 Construction Impacts

6.4.1 The proposal will involve construction activities in a dense residential area. Given the potential for construction activities to have an adverse impact on amenity and the transport network, a condition should be imposed on any permission granted to approve details of construction management (including parking, servicing deliveries etc). This would be consistent with policy T8 of the Lambeth Local Plan (2015).

6.5 Flooding

6.5.1 The site is located within flood zone 3, however taking account of the nature of the application and location at roof level, no objection is raised by the Environment Agency to the scheme in terms of flooding.

7 CONCLUSION

7.1 There is no objection in principle to the development, and given the location of the panels and equipment there are no objections in terms of its impact on the character and appearance of the buildings or the wider area (including the Vauxhall Gardens Conservation Area, the adjoining Kennington conservation area and nearby listed buildings). Development plan policy supports renewable energy generation, and there is no objection to the scheme in terms of amenity and design impact.

8 RECOMMENDATION

8.1 That planning permission be granted subject to conditions.

CONDITIONS:

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

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. The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice.

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

3. No development shall commence until full details of the proposed construction methodology, in the form of a Construction Management Plan, have been submitted to and approved in writing by the local planning authority. The Construction Management Plan shall include details regarding:

a) The notification of neighbours with regard to specific works; b) Advance notification of road closures; c) Details regarding parking, deliveries, and storage; d) Any other measures to mitigate the impact of construction upon the amenity of the area and the function and safety of the highway network. e) The order and timing of development, phasing and programme of works and interrelationship with parking, deliveries, and storage.

The development shall thereafter be carried out in accordance with the details and measures approved in the Construction Management Plan.

Reason: Development must not commence before this condition is discharged to avoid hazard and obstruction being caused to users of the public highway and to safeguard residential amenity from the start of the construction process and to accord with Policy T8 of the Lambeth Local Plan 2015.

INFORMATIVES:

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. You are advised that considerable concerns have been raised in relation to the financial aspects of the proposal, and encouraged to liaise with the property owner and residents of the Vauxhall Garden Estate (including the Vauxhall Gardens Estate Residents and Tenants Association) to discuss the proposals and try and alleviate concerns.

Background documents – Case file (this can be accessed via the planning Advice Desk, Telephone 020 7 926 1180).

For advice on how to make further written submissions or to register to speak on this item, please contact Democratic Services, 020 796 2170 or email.