HEMANS ESTATE Site Summary Report

August 2015

Client Huw Jones Disclaimer Housing Projects Officer This document has been prepared by Bell Phillips

Architects in accordance with the instructions of their Housing Development Team client detailed adjacent, for the sole use of the client

Business Growth & Regeneration - Delivery and may contain confidential information. London Borough of Lambeth 3rd Floor, Hambrook House Any information provided by third parties and referred Porden Road to herein has not been checked or verified by Bell London Phillips Architects, unless otherwise expressly stated in SW2 5RW the report. No third party may rely upon this document without the prior and express written agreement of Bell th Issued 24 June 2015 Phillips Architects. Revision A Revised 5th August 2015

Author Ashmi Thapar / Elaine Mc Quaid Checked Hari Phillips

BELL PHILLIPS ARCHITECTS Ltd First Floor 43 Tanner Street London SE1 3PL t: 020 7234 9330 e: [email protected] w: www.bellphillips.com Contents

1 Introduction 5 1.1 Purpose of the Document 5 1.2 Brief 5

2 Context 6 2.1 Location 6 2.2 Aerial Photograph 7 2.3 Existing Site Plan 8 2.4 Existing Site Photographs 9 2.5 Urban Grain 10 2.6 Building Heights 11 2.7 Ground Floor Use 12 2.8 Open Space 12 2.9 Routes and Frontages 13

3 Policy 14 3.1 Planning Policy 14

4 Consultation 16 4.1 Resident Consultation 01 16 4.2 Site Walk-around 18 4.3 Residents Consultation 02 20 4.4 Newsletter 22

5 Proposals 24 5.1 Site One - Lockyer & Charman House 24 5.2 Site Two - Option A - Disused Community Hall 30 5.3 Site Two - Option B - Existing Ballpark 36 5.4 Site Three - Adjacent to Hunter House 42 5.5 Site Four - Adjacent to Darlington House 48

6 Appendices 54 6.1 Minutes - Consultation 01 54 6.2 Area Schedule Site One 57 6.3 Area Schedule Site Two - Option A 59 6.4 Area Schedule Site Two - Option B 60 6.5 Area Schedule Site Three 61 6.6 Area Schedule Site Four 62

4 Hemans Estate Site Summary Report June 2015

1 Introduction

1.1 Purpose of the Document 1.2 Brief

Hemans Estate has been identified by the London Borough As taken from Hemans Estate Development Project of Lambeth as a site with potential for new housing Community Engagement and urban Design Services development. Tender Brief: Bell Phillips Architects have been tasked with assessing • To assess the development potential for affordable the opportunities within Hemans Estate to maximise housing on the estate, considering other opportunities general needs residential accommodation, working with identified through the engagement and design process. residents in realising the potential of these infill sites. • Options must be developed through an on-going This document sets out the context and site analysis of engagement process with estate residents. Hemans Estate, the consultation processes with residents, • To run a number of workshops to understand local need planners and stakeholders undertaken to date, the and co-produce the scheme with local residents. opportunities and constraints of the five identified potential sites including survey information, and the initial proposals • A cost plan will be needed to provide outline scheme for each of these sites. costs for all options considered. • Assess any likely planning constraints • Assess the likely massing and height of development • To produce all viable options to RIBA stage 3, including undertaking appropriate financial apprasial and robust viability of all the options developed. • Report on any issues and costs associated with site clearance and demolition, including the costs of any required asbestos surveys, excluding the costs of asbestos removal. • Report on any subsoil and geotechnical issues likely to affect the project for example flood risk, contaminated land, right to light, flight paths etc. • Assess deliverability having regard to the UDP and planning policies both national and local. • Report on any constraints and opportunities of the project regarding best practice in sustainable low carbon design i.e. passive solar gain,good or bad orientation/ overshadowing for solar thermal or PV. • Benchmark notional or likely costs to achieve low carbon sustainable design and show additional costs required to meet levels 5 or 6 of the Code for Sustainable Homes, or an equivalent level. • Services to be delivered on a staged basis witha process of clarification to refine the scope at each stage into the final scheme design. This report comprises phase 1 ( Assessment, feasibility and design proposals) and phase 2 (first round consultation) The design will comply with the following: • London Housing Design Guide • Lifetime Homes • The Design will need to obtain Secured by Design (SBD) accreditation • The development will be designed with regard to national, regional and local policy and planning guidance and will consider the impact on the neighborhood in terms of landscaping, noise, view, shading effect, etc.

2 Context

2.1 Location

L a m b e t h

Hemans Estate is located in the London Borough of Lambeth. The site is located close to Vauxhall railway station to the north east. Directly to the west of the site is the New Covent Garden Market. As part of the Nine Elms re-development, the market site is due to include a new market, food quarter, 3,000 new homes and 235,000 of office, retail and leisure (in the form of high rise towers) this is due for completion in 2022. A new tube station (Nine Elms tube station) and high rise residential is also planned for the Sainsburys site directly to the north of the Hemans Estate. The Nine Elms redevelopment will dramatically transform the surrounding area creating greater pedestrian and transport links to central London.

6 Hemans Estate Site Summary Report June 2015

2.2 Aerial Photograph

2 Context

N 2.3 Existing Site Plan

PROPOSED NEW COVENT GARDEN

MARKET DEVELOPMENT FUTURE NINE ELMS UNDERGROUND STATION

Key 1 Existing Site Plan 2 Webb (to left), Johnson & Evans House (to right) 3 Communal Garden to Lockyer & Charman House (View South) 4 View east towards Hunter and Lockyer House 5 Communal Gardens to Hunter and Lockyer House (view South East)

8 Hemans Estate Site Summary Report June 2015

2.4 Existing Site Photographs

2 3

4 5

Hemans Estate is made up of 7 houses in 3 groups. Each of these houses has it’s own communal area in varying • Darlington House degrees of amenity and size and all have unrestricted access. • Hunter House There are some issues with the existing estate communal areas. • Charman House These include; • Lockyer House • General lack of use and used mainly by dog walkers from adjacent estates - Darlington & Hunter House. • Webb House • Lack of use and increased anti social behavior - Play • Johnson House area to north east of site. • Evans House • Garden used as hang out for drug users and slip road for joy riders - garden to Charman and Lockyer house. • Good use of play area and lack of anti social behavior -Webb, Johnson and Evans House.

2 Context

N 2.5 Urban Grain

1954 Urban Grain today

The historic map from 1954 shows the original Hemans Estate, The elements of this development that directly influence our which extended to form a more cohesive urban grain of medium site are; rise buildings that connect a series of public spaces. Some of • The New Covent Garden Market Development set for these buildings were replaced in the 1970s with the low rise completion in 2020. Part of this development will see the sheltered housing that remains alongside the estate today. addition of 4 new towers ranging from 23 - 29 storeys adjacent The existing New Covent Garden Market and acoustic wall which to the sites north western boundary. borders the Hemans Estate to the north west brings about an • A new tube station to the north west of the site adjacent incoherent and fragmented urban grain.This disparate relationship to charman & Lockyer House (Nine Elms tube station). The between neighbouring building forms and public space will tube station and coinciding residential towers ranging from 9 become further compounded between 2020 and 2030 due to the storeys to 40 storeys are due for completion in 2030. phased Nine Elms Development.

1 2

10 Hemans Estate Site Summary Report June 2015

2.6 Building Heights

5 The surrounding residential area is predominately 2 - 3 storeys in height with the exception of Darlington and Hunter House (Hemans Estate buildings) and flatted dwellings along Wandsworth road that are between 5 & 6 storeys in height.

Key

Key (building heights) 1 Proposed New Covent Garden Visual 1 Storey (Hemans Estate boundary in red) 2 - 3 Storeys 2 Nine Elms Tube Station Site Plan 4 Storeys Hemans Site boundary today 5 -6 Storeys 3 Wandworth Road facing south 11 Storeys 4 Wandsworth Road facing north 12 + Storeys 5 Nine Elms tube station site Hemans Estate Site Boundary Today

2 Context

N 2.7 Ground Floor Use 2.8 Open Space

The ground floor use around Hemans Estate is predominately Hemans Estate benefits from three play facilities - a ballpark residential, with a number of commercial enterprises along adjacent to Darlington House, a small ballpark adjacent to Johnson Wandsworth Road. The New Covent Garden Market proposals House and a childrens playground adjacent to Hunter House. include retail and commercial use at ground floor, with residential Communal gardens are distributed throughout the estate. above.

Key

Garages and parking

Residential

Community Key Retail / commercial Private green space Restaurant/ bar or public house Semi-private and communal green space Theatre / gym or entertainment Public green space Industrial Ballcourt Transport Playground Unidentified use or empty building Trees

12 Hemans Estate Site Summary Report June 2015

2.9 Routes and Frontages

Key

Pedestrian routes within Hemans Estate Vehicular access into Hemans Estate Pedestrian access into Hemans Estate Vehicular dead-end Pedestrian dead-end Inactive and rear frontages to the Hemans Estate Vehicular routes within Hemans Estate Residential front door

3 Policy

3.1 Planning Policy

3.1.1 Planning Proposal Map The London Borough of Lambeth Local Development Framework Proposals Map shows that the site is not within any area of specialist designation that prevents it from being developed. The site sits within the London Plan Vauxhall, Nine Elms Opportunity Area and as such will benefit from its proximity to the newly developed areas due for completion in 2030. This will bring greater access to central London and the river Thames. The site will also benefit from the multitude of new facilities and green space that will also be within easy reach of the site.

3.1.2 Flood Risk Zone The map extracted from the Environment Agency website shows that although the site lies within Flood zone 3, it is also an area which benefits from flood defenses.

Key Flood Zone 3 Flood Zone 2 Areas benefiting from ﬂood defenses

14 Hemans Estate Site Summary Report June 2015

3.1.3 PTAL The London PTAL contour map identifies the site as being within PTAL level 6A.

3.1.4 Listed Buildings There are no listed buildings within the immediate vicinity of the site; the majority of listed buildings are grade II listed dwellings to the east of the site.

4 Consultation

4.1 Resident Consultation 01

283 - 291 Wandsworth Road

Thursday / 5th February 2015 / 5pm to 7pm community event

Lambeth Council and HAVE YOUR Bell Phillips Architects invite you to an SAY ON THE open discussion on opportunites for the FUTURE Hemans Estate. OF YOUR Refreshments will be provided. ESTATE All are welcome and we are looking forward to seeing you there.

16 Hemans Estate Site Summary Report June 2015

Each of the 214 households on the Hemans Estate 3. What do you dislike about living on Hemans were invited via mail drop to attend a consultation Estate? held in a community hall on Wandsworth Road within • Ongoing issues with building fabric, walking distance from each house. 15 residents attended the event. • leaking roofs 1 BPA presented Lambeth’s approach to the regeneration • Increase in noise, new tube station of the Hemans Estate. We explained that Lambeth • (Nine Elms TS) 1 intended to build some new housing on existing unused • Youths hanging around on stairwells spitting plots and stated that their intention was not to demolish smoking illegal drugs cannot bring my children existing flats to make way for new developments but to out to play, kids live in fear. 2 use empty sites to create new council homes. Lambeth also explained how part of BPA’s appointment included • Lack of door entry system on Charman and time to work with the existing residents on the estate Lockyer Houses, not enough parking spaces. 1 to design these new council homes. This is to be a • No security gates 2 collaborative process with regular consultations between the residents, Lambeth Council and the • No play area for children under 12 1 architects throughout the process. • Anti social behaviour 1 • Estate rundown and neglected by council 2 General Points Made by Residents on the Estate • Youths hanging around taking and dealing drugs 1 • The estate is regarded as a crime corridor by the Metropolitan Police. • Poor lighting , anti social behaviour 1 • There are security issues in the communal stair cases and walkways to both Charman and Lockyer House. Both of these houses have open stair cases - residents asked 4. What would you improve? for security gates with fob access to be installed thus • Surveillance 3 discouraging drug users / non residents occupying these • Lighting 6 private communal areas. • Refuse area 1 • Some residents expressed concerns regarding losing their local Sainsburys to the Nine Elms redevelopment and • Building maintenance, Roads 3 the addition of a tube station on the Sainsburys site. Full • Security 2 minutes included in Appendice 6.1 • Better use of open spaces 1 Residents were asked to fill out questionnaires during consultation 5. Did you use the community Centre? 1. Are you interested in being part of a working group? • Yes 8 • Yes 9 • No 0 • No 1 • It has been out of use since I moved to the estate 5 • unsure 6. If yes how regularly?

2. What do you like about living on the Hemans • Weekly 1 Estate? • Monthly 1 • Central London 3 • Other/unknown 6 • Good neighbours 1 • Communal garden, neighbours look out for 7. How did you use the community centre? • each other 1 • Social Occasions 7 • Easy access to shops within walking distance 1 • Residents group meetings 5 • Everything 1 • Youth / Games room 4 • Good transport facilities, proximity to three major • Other 3 hospitals, Sainsbury's supermarket 1 • Location, views, general feel of the area 1

4 Consultation

4.2 Site Walk-around

Meet us outside Charman House

Sunday/ 22nd February 2015 / 12 noon Hemans walking tour

Lambeth Council and HAVE YOUR Bell Phillips Architects invite you on SAY ON THE a walking tour around your estate in order to explore DEVELOPMENT possible new sites for the development of new OF YOUR affordable homes ESTATE

Summary of our last meeting

There was a good turnout at our last meeting Lambeth explained their Thank you to all who attended intention to build some additional affordable homes on the estate

Bell Phillips gave a short presentation on the history and future of the estate and presented potential unused sites for your comments

This was followed by an open and productive discussion on the viability of building on the areas identified

For more information you can now visit the We all agreed that a walking tour Hemans Estate website at of the estate to further explore www.hemansestate.co.uk these potential unused areas was a positive step forward

All are welcome and we are looking forward to seeing you there.

18 Hemans Estate Site Summary Report June 2015

Site Walk-around • Following on from a suggestion made at the first consultation; BPA arranged a site walk-around to discuss possible sites identified leading up and during this consultation. • BPA leafleted each of the 214 households inviting them to a site walk around to discuss possible sites and to gain further feedback from residents. 10 residents attended.

General Points Made by Residents During Walk Around • Residents were in favour of enclosing the communal garden to Charman and Lockyer House and agreed this would greatly increase security and privacy to garden. However they expressed concerns about the impact an additional building to the north and south of the garden might have on natural light to windows of Charman and Lockyer House. • The majority of those who attended the walk around were against building within the communal garden to Hunter and Darlington House but agreed that it was largely unused. The suggested addition of raised planters that residents could uses as mini allotments giving the garden a sense of purpose was very well received by residents. • Views were split as to whether the existing ball court to the north west of the site should be developed and in doing so the ball court moved to the site of the existing disused community centre (the community center relocated to an alternative more appropriate site - see site D ). Or whether the ball court should remain in place and the existing community centre site be developed (again the community center would be relocated to site D). • For the remaining possible sites identified later known as Site B, E and D residents in attendance were for the most part in favour of their development. • A suggestion was made to build on top of both Hunter and Darlington House, given that this would involve an extension of an existing building a further site specific study would need to be carried out to ascertain the viability of this as a site.

Next Steps • BPA to present outline massing on suggested sites to give residents a greater understanding of the size of the buildings and how many units were actually feasible.

4 Consultation

4.3 Residents Consultation 02

Venue: 283 - 291 Wandsworth Road Monday 9th March 2015 3:30pm to 7pm Community Event

Lambeth Council and HAVE YOUR Bell Phillips Architects invite you to a drop-in SAY ON session to discuss our initial proposals for ADDITIONAL the provision of new affordable housing on HOUSING Hemans Estate. ON HEMANS ESTATE

Thank you for attending the walking tour

We listened to your observations and discussed possible sites for future development within Hemans Estate.

We had a good turnout and many residents shared their views with us about the needs and aspirations of the community.

If you are not able to attend, please email us with your comments and questions at [email protected] or visit our website www.hemansestate.co.uk

All are welcome and we look forward to seeing you there

20 Hemans Estate Site Summary Report June 2015

Following on from the site walk-around and to ensure that • Lockyer and Charman House (F and G)– enclosing the those who did not attend had an opportunity to review gardens at each end will improve security and enable sites discussed. BPA arranged a second consultation at better use of the garden. Along Pascal Street development the community centre on 283 - 291 Wandsworth Road to would not impact on the quality of the garden space, discuss possible sites and suggested outline massing and unit however to the South any proposals taller than one numbers to residents. storey were a concern because of the loss of sunlight to BPA leafleted each of the 214 households inviting them to a the garden and plants, which has already been greatly second consultation and informing them of the new Hemans impacted by nearby new developments. Estate Website that had been set up giving residents an • Ballpark (A) – the ballparks are used most in the opportunity to catch up on the minutes of any consultations summer. One resident who plays in the ballpark near missed and a link to email their feedback directly. Darlington House was happy for it to be moved as long as This consultation number 2 took place between 3.30pm and it was the same size and remained within Hemans Estate, 7pm, this time-slot was chosen to give the greatest amount of and requested a grass/green pitch as this is better suited residents the opportunity to drop in at any stage during these for football. Football is the most popular sport played by 3 1/2 hours. The community hall (the only community building children in the neighbourhood. available within walking distance of the Hemans Estate) is in • Ballpark (E) – this ballpark is under-used. high demand and so the time had to be capped at 3 1/2 hours. • Parking – sufficient parking that is monitored, access to This event was attended by 8 residents. new proposals and cut-through routes are a concern for some residents.

• The garden boundary at Darlington and Hunter House (C) Event Overview – some residents were concerned about access and the impact of a development on the quality of this • Lambeth Council and BPA presented 10no. A1 boards, green space. describing the following: • Community facility – residents would like the community • Why we are here, the need for housing and consultations facility to be restored, enabling residents to establish a held so far tenants association and hold events. Possible alternative • Observations and information about Hemans Estate locations were discussed. Younger residents would like a • Possible sites for development games room.

• A more detailed overview of each site with the Pros and

Cons of the outline proposals. • Residents were invited to share their comments about Next Steps each site and share their needs and aspirations for Residents who shared their contact details with us were added Hemans Estate on feedback forms. to the project contact list and kept informed on proposals progress and further consultation events held. Feedback From Residents Lambeth Council and BPA collated all feedback and

• Residents were positive about the development of the information received from residents, and incorporated this into under-used and empty land across Hemans Estate and proposals. had no objections to the outline proposals in general. The following specific comments were made:

4 Consultation

4.4 Newsletter

22 Hemans Estate Site Summary Report June 2015

Lambeth Council and BPA were concerned that despite 4. What do you like about living on the Hemans Estate, posting a leaflet through each door and setting up a and what would you improve? website for those who could not attend consultations, only • Nothing, want to down size from 3 bed to 1 bed 1 an average of 12 residents attended each consultation. In an effort to reach as many residents as possible we issued • It is peaceful with good transport links. Neighbours a 4 page A4 newsletter to all households on the Hemans are friendly and helpful. 1 Estate on the 23.04.15 • We need new communit centre 1 • The garden to Hunter and Darlington House 1 The newsletter included • Improve security 1 • Each of the possible sites. We were careful to only show basic forms on each site, reinforcing that sites were not • Lockyer house communal garden 3 yet confirmed and as such buildings not yet designed to

any detail and that their feedback was still of great value. 5. What kind of community facilities and play areas do • A site plan with each of the possible sites highlighted you and your family need? • A tear away feed back section where residents could fill in • Children need space for playing football etc 3 their views and either post to Lambeth Council or deposit • Social center for the elderly 1 in the on-site free post box. Residents were asked specific questions including a preference for site A or site H and • A new community hall 5 Site C or Site D. This was done to focus their feedback given that residents are more likely to answer a direct 6. General comments and enquiries question than to give self directed feedback. In addition we also encouraged residents to add additional pages • New homes should go to residents who want to should they have views not addressed in the feedback down size 1 sheet. • More community organised activities for families 1 • A Frequently Asked Questions section • When will the possible development take place? 1

Residents feed back was as follows (16 responses) • This development will reduce play areas and take away gardens that we love. 2 1. Would you prefer a new development at site A or H? In either option, the community centre (H) and ballpark (A) • Right to buy was a mistake now we need to build would be relocated within the Hemans Estate. more council houses 1 • Site H 4 • The community hall was not maintained by council now its unsafe and we need a new one 1 • Site A 5 • Community hall needed for TRA to meet 1 • The Communal garden to Lockyer and Charman 2. Would you prefer a new development at site C or site House is essential 1 D? In both options improvements would be made to the garden. • Site D 7 • Site C 1

3 What do you think are the advantages and disadvantages of each of the proposals we are considering? Please be as specific as possible. • Don’t understand why you are considering building on top of Darlington House 1 • No advantages, over crowding, car spaces, noise while work is being carried out 1 • People relocated in the area will retain their ties and roots in the area. 1 • Over crowding, loss of garden space if site C is built 1 • Overcrowding, loss of green space to Lockyer and Hunter House gardens 1 • Loss of garden space to Lockyer and Charman House 3

5 Proposals

5.1 Site One - Lockyer & Charman House

5.1.1 Existing Site 1 2 N

Site One is located to the north of the communal gardens of Lockyer and Charman House, along Pascal Street. Immediately opposite is the site of the new Nine Elms London Underground Station, currently under construction.

Key 1 View North West 2 View North East 3 View South 4 Sketch View of Site - Proposal in Blue 5 Site Plan - Proposal in Blue 6 Ground Floor Site Plan

24 Hemans Estate Site Summary Report June 2015

5.1.2 Site Survey

Key Gas Pipe Combined Drainage (trace) Combined Drainage (taken from records) Electric Cable Unidentified Trace Telecom Cable Water Pipe Radar Utility Trace

5 Proposals

5.1 Site One - Lockyer & Charman House N 5.1.3 Opportunities and Constraints

Future Nine Elms London Underground Station

Communal garden

23m

CLUB

Key Hemans Estate site boundary front doors / active frontage underground services vehicular and pedestrian dead end potential daylight/sunlight/rights of light impact

existing tree of moderate quality and value existing tree/ hedge of low quality and value overshadowing impact

26 Hemans Estate Site Summary Report June 2015

5.1.4 Proposal in Plan

OPTION A

G 01-03

BIKE & BINS 1B2P

OPTION B

G 01 02-03

3B5P DUPLEX 1B2P

5 Proposals

5.1 Site One - Lockyer & Charman House

5.1.5 Proposed view

5.1.6 Accommodation Schedule OPTION A

OPTION B

*Habitable rooms: bedroom / living room/ combined kitchen, living and dining room

28 Hemans Estate Site Summary Report June 2015

5.1.7 Site Summary

Opportunities and Constraints Risks • Up to 3 dwellings could be provided in a four storey • Existing trees of low quality and value will need to be building removed, though the arboricultural report states that • Opportunity to create private secure garden for residents ‘there is scope for a considerable landscaping scheme to mitigate losses around the site’. • Creation of ‘buffer zone’ fronting new Nine Elms Underground Station and increased footfall along • Mixed opinions from residents. Pascal Street • Overbearing impact to adjacent dwellings in Lockyer and • Some loss of amenity space Charman House.

Utilities Survey • No existing under ground utilities found

Consultation Feedback • All residents agree that greater security is needed in the garden and enclosing the garden with a secure wall is a positive measure • Wall should not be too high to avoid blocking light. Generally residents are concerned about light to the garden • There are mixed opinions about development along Pascal Street; some residents are concerned about loss of amenity space and privacy, other residents recognise the security benefit of a dwelling at this location given new Nine Elms Underground Station

Daylight and Sunlight, and Overshadowing • Daylight and sunlight – minimum to moderate VSC impact on neighbouring windows to Charman and Lockyer House. • Overshadowing – little or no impact

Planners Comments • Windows to adjacent buildings • ‘Buffer’ will be needed for anticipated heavy flow of people along Pascal Street

Designing Out Crime Comments • Residents will require greater security in the garden in preparation for increased footfall along Pascal Street and the new underground station. Concern that garden will attract anti-social behaviour.

5 Proposals

5.2 Site Two - Option A - Disused Community Hall

5.2.1 Existing Site

1 N 2

Site Two Option A is bounded by Hunter House to the south west, two storey sheltered housing to the north and the rear of the sports club to the east. The site currently accommodates a small playground, and the Hemans community hall which fell to disrepair a few years ago. This building is no longer in use.

NOTE : If Site Two Option A is developed, Site Two Option B will not be developed.

Site Survey Key

Gas Pipe Key Combined Drainage (trace)

Combined Drainage (taken from records) 1 Site Plan - Proposal in Blue Electric Cable

2 View of the disused Community Hall Unidentified Trace 3 Aerial view Telecom Cable Water Pipe Radar Utility Trace

30 Hemans Estate Site Summary Report June 2015

5.2.2 Site Survey

5 Proposals

5.2 Site Two - Option A - Disused Community Hall N 5.2.3 Opportunities and Constraints

Existing parking may need to be re-provided

COMMUNITY CENTRE (disused)

PLAY GROUND

18m

CLUB

disused boiler room

electrical sub-station

Key Hemans Estate site boundary front doors / active frontage underground services vehicular and pedestrian dead end potential daylight/sunlight/rights of light impact

existing tree of moderate quality and value existing tree/ hedge of low quality and value overshadowing impact

32 Hemans Estate Site Summary Report June 2015

5.2.4 Proposal in Plan

10m DUPLEX DUPLEX DUPLEX

DUPLEX

01 02-03

2B3P 2B 4P 3B5P 3B5P 2B4P

3B5P 2B4P

2B4P

2 B3P

2B3P

5 Proposals

5.2 Site Two - Option A - Disused Community Hall

5.2.5 Proposed view

5.2.6 Accommodation Schedule

*Habitable rooms: bedroom / living room/ combined kitchen, living and dining room

34 Hemans Estate Site Summary Report June 2015

5.2.7 Site Summary

Opportunities and Constraints Risks • Up to 14 dwellings could be provided in a four storey • Existing services will require consideration : underground building if Site Two Option A is developed. pipes crossing the site will need to be diverted or • Opportunity to remove disused community centre and accommodated in proposals. create meaningful frontages to Hemans Street and • Given the planners comments the total number of Hunter House. proposed dwellings for this site could reduce to 10 • A new community facility could be reprovided elsewhere dwellings, and amendments to the form to accommodate within Hemans Estate. defensible space and existing services could result in a reduction of dwelling sizes. • Loss of existing play space – this would need to be relocated • Impact on views to Hunter House dwellings

Utilities Survey • Electric – live cables identified connecting neighbouring houses and buildings to substation adjacent to site D • Thames Water - mains

Consultation Feedback • One resident is happy for the existing ballpark to be moved to this site • Loss of community space is a concern. Residents would like to see a community facility • Loss of play space is a concern – this would need to be re-provided Daylight and Sunlight, and Overshadowing • Daylight and Sunlight – adverse, moderate and minimum VSC impact on Hunter House, requires more detailed investigation. • Overshadowing – little or no impact

Planners Comments • Proposal for amenity space – generally positive • Proposal for residential development – site is exposed on all sides and so ground floor units require defensible curtilage and privacy. Requires considered landscaping, access and parking. Daylight assessment of Hunter House is required. Designing Out Crime Comments • Proposal for amenity space – positive and much needed addition to the estate, however one centralised play area may not offer the convenience and diversity that many residents require. Retaining amenity areas close to each house is preferable in addition. • Proposal for residential development – consider defensible space and street-scape. • Maximise overlooking and relationship with rear of gym needs consideration • Removal of empty community hall and blank wall would improve safety and overlooking.

5 Proposals

5.3 Site Two - Option B - Existing Ballpark

5.3.1 Existing Site

1 N 2

Site Two Option B comprises the existing ballpark and immediately adjacent areas. It is bounded by Darlington House to the southeast, 2-storey sheltered housing to the north, and a 2-storey acoustic barrier which comprises a brick wall to the west. Beyond this wall lies the Apex Site of the New Covent Garden Market Development, which will be made up of a series of mid to high rise residential towers with commercial use at the ground floor.

NOTE : If Site Two Option B is developed, Site Two Option A will not be developed.

Key 1 Site location plan 2 Aerial photograph from Darlington House 3 Existing site facing north 4 Existing site facing south

36 Hemans Estate Site Summary Report June 2015

N 5.3.2 Site Survey

Key Gas Pipe Combined Drainage (trace) Combined Drainage (taken from records) Electric Cable Unidentified Trace Telecom Cable Water Pipe Radar Utility Trace

5 Proposals

5.3 Site Two - Option B - Existing Ballpark N 5.3.3 Opportunities and Constraints

Proposed new Covent Garden Market Development

BALL PARK

Existing parking may need to be re-provided

18m

Key site Hemans Estate site boundary front doors / active frontage underground services vehicular and pedestrian dead end potential daylight/sunlight/rights of light impact

existing tree of moderate quality and value existing tree/ hedge of low quality and value overshadowing impact

38 Hemans Estate Site Summary Report June 2015

N 5.3.4 Proposal in Plan

Pedestrian Route to Market

G 01 02-03 04-07

2B4P 2B4P

4B 6P

DUPLEX 1B2P

4B 6P 2B4P

DUPLEX

4B 6P 3B6P

DUPLEX

5 Proposals

5.3 Site Two - Option B - Existing Ballpark

5.3.5 Proposed view

5.3.6 Accommodation Schedule

*Habitable rooms: bedroom / living room/ combined kitchen, living and dining room

40 Hemans Estate Site Summary Report June 2015

5.3.7 Site Summary

Opportunities and Constraints Risks • Up to 17 dwellings could be provided in an eight storey • Existing trees of low to moderate quality and value will building if Site Two Option B is developed. need to be removed, though the arboricultural report • Potential to build tall - adjacent to proposed Nine Elms states that ‘there is scope for a considerable landscaping Development and few sensitive aspects scheme to mitigate losses around the site’. • The ballpark would need to be relocated. The site of • Overshadowing to neighbouring garden the disused community centre could be regenerated to • Given the planners comments the total number of provide a new community centre, ballpark, play space and proposed dwellings for this site could reduce to 14 public square in the heart of the estate dwellings.

Arboricultural survey • 5 trees of moderate quality and value identified • These may need to be removed if this site is developed • Given the hard standing nature of this site it is anticipated that the route span will be in line with the tree canopy.

Consultation Feedback • In general there is concern about loss of play space • Loss of views across London from existing properties of Darlington House • Acceptable to most if an equivalent play space is provided elsewhere within Hemans Estate • Lighting is needed in order to be able to play in the evening

Daylight and Sunlight, and Overshadowing • Daylight and sunlight - adverse VSC impact on Darlington House and Proposed Nine Elms Development. Moderate to minimum impact on dwellings along Hemans Street. Requires more detailed investigation. • Overshadowing to neighbouring garden

Planners Comments • Ensure proposed windows are 18m from neighbouring windows (overlooking) • The planners raised concerns regarding the scale of the building in relation to the adjacent 2 storey L&Q development. • Impact on existing trees • Relationship along boundary wall to Nine Elms Development requires consideration • Ball-court needs to be re-provided

Designing Out Crime Comments • Street lighting is needed • Footpath to Darlington House should not terminate at stairwell but continue to serve all front doors • If maintained as MUGA, management is recommended

5 Proposals

5.4 Site Three - Adjacent to Hunter House

5.4.1 Existing Site

1 N 2

Site Three is located on the site of the disused boiler room adjacent to Hunter House. To the south is the private residential development Mill Pond Close.

Key 1 Site Plan - Proposal in Blue 2 View West 3 View East

42 Hemans Estate Site Summary Report June 2015

5.4.2 Site Survey

Key Gas Pipe Combined Drainage (trace) Combined Drainage (taken from records) Electric Cable Unidentified Trace Telecom Cable Water Pipe Radar Utility Trace

5 Proposals

5.4 Site Three - Adjacent to Hunter House N 5.4.3 Opportunities and Constraints

Communal garden

CLUB

14m

Electrical Opportunity to access sub-station communal garden

CLUB

Key Hemans Estate site boundary front doors / active frontage underground services vehicular and pedestrian dead end potential daylight/sunlight/rights of light impact

existing tree of moderate quality and value existing tree/ hedge of low quality and value overshadowing impact

44 Hemans Estate Site Summary Report June 2015

5.4.4 Proposal in Plan

G 01-02 03-06

COMMUNITY ROOM 3B 6P 1B 2P

5 Proposals

5.4 Site Three - Adjacent to Hunter House

5.4.5 Proposed view

5.4.6 Accommodation Schedule

*Habitable rooms: bedroom / living room/ combined kitchen, living and dining room

46 Hemans Estate Site Summary Report June 2015

5.4.7 Site Summary

Opportunities and Constraints Risks • Up to 6 dwellings could be provided in a seven storey • Existing services will require consideration : underground building pipes crossing the site will need to be diverted or • Presents a central location for community hall and accommodated in proposals. potential to enliven garden behind • Given the planners comments the total number of • Increased activity and overlooking in this area proposed dwellings for this site could reduce to 4 dwellings, and amendments to the form to mitigate • Impact on existing windows to Mill Pond overbearing impact could result in a reduction of dwelling Close development sizes. Utilities Survey • Electric – a number of live cables identified including cable riser to footprint of existing boiler room • BT cable identified • Thames Water - mains water pipe identified.

Consultation Feedback • No negative feedback received • One resident requested raised garden beds and improvement to the communal garden. Daylight and Sunlight, and Overshadowing • Daylight and sunlight – minimum to moderate VSC impact on neighbouring windows to Hunter House. Minimum VSC impact on Mill Pond Close development. • Overshadowing – little or no impact

Planners Comments • Outlook from adjoining residents in Hunter House should not be restricted. Proposal could be overbearing. • Residential amenity needs consideration • Community centre at ground floor would benefit from access to garden, however care needs to be taken with residential adjacencies • Entrance into community centre away from ground floor residential entrances to Hunter House Designing Out Crime Comments • Determine exact nature of community facility and impact on neighbours. Use should be appropriate for development – if access is given to the garden, careful management needed to ensure no disturbance to residents • Note existing security measures along boundary wall with Mill Pond Close

5 Proposals

5.5 Site Four - Adjacent to Darlington House

5.5.1 Existing Site

1 N 2

Site Four is located adjacent to the flank wall of Darlington House. Currently the site accommodates a brick wall and locked gate to the communal gardens, creating a vehicular and pedestrian dead end to Hemans Estate. The pavement does not extend beyond the stairwell of Darlington House to provide residents in this area with a clear footpath home. This site is generally in need of an improved streetscape, street lighting and greater amenity.

Key 1 Site Plan - Proposal in Blue 2 View East 3 View North

48 Hemans Estate Site Summary Report June 2015

N 5.5.2 Site Survey

Key Gas Pipe Combined Drainage (trace) Combined Drainage (taken from records) Electric Cable Unidentified Trace Telecom Cable Water Pipe Radar Utility Trace

5 Proposals

5.5 Site Four - Adjacent to Darlington House N 5.5.3 Opportunities and Constraints

Proposed new Covent Garden Market Development

Existing outdoor storage units may need to be reprovided

Existing parking may need to be reprovided

Opportunity to access shared communal garden

Key site Hemans Estate site boundary front doors / active frontage underground services vehicular and pedestrian dead end potential daylight/sunlight/rights of light impact

existing tree of moderate quality and value existing tree/ hedge of low quality and value overshadowing impact

50 Hemans Estate Site Summary Report June 2015

N 5.5.4 Proposal in Plan

G 01 02-06

2B4P DUPLEX 2B3P

5 Proposals

5.5 Site Four - Adjacent to Darlington House

5.5.5 Proposed view

5.5.6 Accommodation Schedule

*Habitable rooms: bedroom / living room/ combined kitchen, living and dining room

52 Hemans Estate Site Summary Report June 2015

5.5.7 Site Summary

Opportunities and Constraints Risks • Up to 6 dwellings could be provided in a seven storey • Overbearing impact to neighbouring properties at building Darlington House • Dead-end to Hemans Street would benefit from increased • Existing services will require consideration : underground activity and overlooking water pipe crossing site will need to be diverted or • Impact on highways, parking and vehicle turning accommodated in proposals. • Given the planners comments the total number of Utilities Survey proposed dwellings for this site could reduce to 2 family- • Thames Water - mains supply pipes identified sized dwellings.

Consultation Feedback • No negative feedback received • One resident requested raised garden beds and improvement to the communal garden. Daylight and Sunlight, and Overshadowing • Daylight and sunlight – minimum to moderate VSC impact on neighbouring windows to Darlington House, requires more detailed investigation. Minimum VSC impact on Mill Pond Close development. • Overshadowing – little or no impact

Planners Comments • Concerned about light to neighbouring properties and overbearing larger footprint. Recommend extending existing building line and linking new proposal to existing access walkways on Darlington House if possible • Outlook from adjoining residents in end flats of Darlington House should not be restricted • In need of residential amenity.

Designing Out Crime Comments • Overlooking conditions and lack of passive surveillance leave final frontages to Darlington House vulnerable • Overall street layout and lighting in need of significant improvement • ‘Dead end’ condition would benefit from development and widening of footpath, which currently terminates at the stairwell • Could the outdoor storage units be relocated? These further narrow the street.

6 Appendices

6.1 Minutes - Consultation 01

bellphillips.com [email protected] +44 (0)20 7234 9330 First Floor 43 Tanner Street London SE1 3PL

MINUTES

Date: 05/02/15 Project: 0370 Hemans Estate – Consultation Meeting 01 Subject: Residents Consultation 01 Location: 283-291 Wandsworth Road Attendees: Huw Jones (HW) Lambeth Council Pauline Foster (PF) Lambeth Council Micheal Dare (MD) Lambeth Living Hari Phillips (HP) Bell Phillips Architects (BPA) Elaine Mc Quaid (EMcQ) Bell Phillips Architects (BPA) Ashmi Thapar Bell Phillips Architects (BPA)

Distribution - As above plus; Tim Fairhurst (Lambeth Council), Michael Dare (Lambeth Living), Residents in attendance (subject to contact details provided)

1.00 Meeting Overview ACTION

1.1 Lambeth Council commissioned Bell Phillips Architects to consult with residents of the Note Hemans Estate and following on from this to design new council homes within the estate, utilizing existing unused or vacant sites. As part of this process a series of residents consultations were planned to ensure the residents were included on each stage of the process. This meeting first of these consultations.

1.2 HJ presented Lambeth’s approach to the regeneration of the Hemans Estate. He explained Note that Lambeth intended to build some new housing on existing unused plots and stated that their intention was not to demolish existing flats to make way for new developments but to use empty sites to create new council homes. HJ also stated that part of Bell Phillips architects appointment included time to work with the existing residents on the estate to design these new council homes. This is to be a collaborative process with regular consultations between the residents, Lambeth Council and the architects throughout the process.

HP gave a presentation on who Bell Phillips are and their experience in delivering successful council homes within existing estates and infill sites at varying scales.

HP then went on to explain why the need for additional council homes was at a critical stage explaining that London’s population was at an all-time high. Lambeth have a target to build 1000 new homes across the borough in the next four years. It is estimates that London’s population in 2020 will be at an all-time high of 9million.

HP concluded by highlighting a series of possible sites to build upon within the Hemans Estate. These sites were suggested to the residents as a result of an initial walk around and general observations and research undertaken by Bell Phillips which showed that these sites were either unused for their intended purpose or contained unused and or derelict buildings.

HP explained that these were initial suggestions and more of a conversation starter than fixed sites. HP then opened the conversation to the floor to hear from residents reinstating that all suggestions were welcome and that no design work had begun at this stage. The purpose of the meeting was to hear from the residents and to use their knowledge, opinions and experience of living on the Hemans Estate to inform the design.

Bell Phillips Architects Ltd

Regi stered Office:

10-14 Accommodation Road

London NW11 BED

Registered: England

No.099481

54 Hemans Estate Site Summary Report June 2015

bellphillips.com [email protected] +44 (0)20 7234 9330 First Floor 43 Tanner Street London SE1 3PL

2.0 Residents Comments during the meeting Note

2.01 One resident explained that although the existing community center was critical to life on the estate in the past, it has been in a state of disrepair for the last 4 years and now unfit for purpose. All residents present agreed that a new community center would encourage a TRA to form and generally help the estate to feel more like a community.

2.02 It was the general consensus that both ball courts were crime hot spots and encouraged antisocial behavior in their current location (both ball courts are in quiet secluded areas of the estate). The ball court adjoining the south wall of Johnson House has fallen into disrepair and is entirely unfit for purpose.

2.03 In general there was concern regarding either parking permit misuse and / or residents from adjacent houses and business parking illegally on the estate.

2.04 Lambeth living to provide accurate parking permit numbers to ascertain exactly how many LL spaces are in use on the estate. Residents expressed concerns regarding cars being abandoned on the site and again encouraging antisocial behavior as they gave the impression that the estate was unmonitored.

2.05 Residents expressed concerns regarding the lack of lighting generally on the estate encouraging crime and antisocial behavior.

2.06 Residents expressed a need for a young child play area that is overlooked, where parents could monitor their children at play from their flats / balcony’s.

2.07 Residents noted that the brick shelter to the North of Charman House again was of little use and encouraged antisocial behavior as it has become a point at which non-residents gather to take drugs etc. This site was also put forward as a potential site for development.

2.08 The communal garden to Hunter house and Darlington House did at one stage contain a fountain according to one resident but presently lacked a focal point and was largely unused apart from dog walkers for the neighboring housing development. It has been noted that there is an issue with dog walkers not picking up after their dogs across the estate but in particular within this communal garden.

2.09 One resident expressed concern that developing the south boundary of the communal garden to Hunter house and Darlington House would take from his existing view of green area, and suggested building on top of either of these houses as an alternative.

2.10 An option to develop the site of an unused boiler room to the South wall of Hunter House was uncontested as a suggestion, as was the option to develop the site to the South wall of Darlington House. Neither of which options encroached on the communal garden.

2.12 The option to create a cul de sac between Webb House and Johnson House / Evans House gave cause for concern regarding abuse of parking blocking the turning zone. Developing the site to the South wall of Webb house was largely uncontested subject to traffic concerns being addressed effectively.

Bell Phillips Architects Ltd

Regi stered Office:

10-14 Accommodation Road

London NW11 BED

Registered: England No.099481

6 Appendices

6.1 Minutes - Consultation 01

bellphillips.com [email protected] +44 (0)20 7234 9330 First Floor 43 Tanner Street London SE1 3PL

3.0 General points made on the estate

3.01 The estate is regarded as a crime corridor by the Metropolitan Police - according to one resident.

3.02 There are security issues in the communal stair cases and walkways to both Charman and Lockyer House. Both of these houses have open staircases - residents asked for security gates with fob access to be installed thus discouraging drug users / non-residents occupying these private communal areas.

Some residents expressed concerns regarding losing their local Sainsbury’s to the Nine Elms redevelopment and the addition of a tube station on the Sainsbury’s site

4.0 Bramley Cresent – Adjacent estate to the North of Darlington House and Hunter House. LC

4.01 Residents queried whether this estate was also to be redeveloped – Lambeth to confirm

5.0 Questionnaire Note

5.01 Residents filled out a questionnaire during the meeting. The content of which will be used to further inform and contribute to the design process. The results of the questionnaire are attached to these minutes (with the exception of personal contact details, these will be compiled by Bell Phillips into a project contact list).

6.0 Next Meeting BPA

6.01 All agreed that a site walk around with interested residents, Lambeth Council, Bell Phillips and a police representative would be beneficial in making progress with narrowing down potential sites. Post meeting note; The police have declined to take part due to lack of resources. It was decided that there was still merit in having the site walk around with a notice given to all residents on confirmation of a revised date.

Bell Phillips Architects Ltd

Regi stered Office:

10-14 Accommodation Road

London NW11 BED

Registered: England No.099481

56 Hemans Estate Site Summary Report June 2015

6 Appendices

6.2 Area Schedule Site One

6.2.1 Dwelling Types

OPTION A

OPTION B

6.2.2 Dwellings Per Floor

OPTION A OPTION B

6.2.3 Site One Accommodation Summary

OPTION A

OPTION B

58 Hemans Estate Site Summary Report June 2015

6 Appendices

6.3 Area Schedule Site Two - Option A

6.3.1 Dwelling Types

6.3.2 Dwellings Per Floor

6.3.3 Site Two Option A Accommodation Summary

6 Appendices

6.4 Area Schedule Site Two - Option B

6.4.1 Dwelling Types

6.4.2 Dwellings Per Floor

6.4.3 Site Two Option B Accommodation Summary

60 Hemans Estate Site Summary Report June 2015

6 Appendices

6.5 Area Schedule Site Three

6.5.1 Dwelling Types

6.5.2 Dwellings Per Floor

6.5.3 Site Three Accommodation Summary

6.6 Area Schedule Site Four

6.6.1 Dwelling Types

6.6.2 Dwellings Per Floor

6.6.3 Site Four Accommodation Summary

62 Hemans Estate Site Summary Report June 2015

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