12 Streatham Common South

ADDRESS: 12 Streatham Common South, London, SW16 3BT Application Number: 15/02317/FUL Case Officer: Rob McNicol Ward: Streatham South Date Received: 21.04.2015 Proposal: Demolition of existing garages and construction of two dwellinghouses at ground and basement level including parking spaces

Drawing numbers: Site location plan, ref STR_010; Existing ground floor plan, ref STR_002; Existing elevations, ref STR_003; Proposed upper ground floor plan, ref STR_101; Proposed lower ground floor plan, ref STR_102; Proposed elevations (front, rear and part section G-G), ref STR_103; Proposed side elevations, ref STR_104; Proposed roof plan, ref STR_105; Proposed section (A-A and B-B), ref STR_106; Proposed section (C-C and D-D), ref STR_107; Proposed section (E-E and F-F), ref STR_108; Proposed site plan, ref STR_110; Proposed site boundary conditions, ref STR_111; Proposed section through Baldry Gardens, ref STR_112; Lifetime home compliance plan (upper ground floor), ref STR_122; Lifetime home compliance plan (lower ground floor), ref STR_123; Ground floor contextual plan, ref STR_124; Proposed contextual elevations, ref STR_125; Proposed access (parking layout and waste collection), ref STR_126; Proposed access (fire and rescue service vehicle access), ref STR_127; Proposed access (safety provisions and visibility display, ref STR_128; Proposed access (car manoeuvre movements to parking bays), ref STR_129; Site boundary plan for 12 Streatham Common South, ref STR_PL_140.

Documents: Planning Statement by NaganJohnson Architects, received 29/04/2015; Perspective drawing (view from driveway), received 29/04/2015; Bird’s eye perspective drawing, received 10/06/2015 (corrected drawing); Indicative sketch for treatment of entrance to house 2, dated 18/06/2015; Indicative drainage layout plan, dwg no. 15017/403 (rev P1); Green roof manufacturer’s brochure (Bauder XF301 sedum blanket technical summary), received 19/06/2015.

RECOMMENDATION: Grant Conditional Planning Permission Applicant: Agent: Mr Dean Louw Mr Michael Johnson Company Live 2 Pontypool Place Ground Floor West Waterloo 68 South Lambeth Road London London SE1 8QF SW8 1RL

SITE DESIGNATIONS

Relevant site designations: Article 4 Direction Conservation Area CA10: Lambeth Palace Conservation Area Smoke Control Area

LAND USE DETAILS

Site area 845 sqm

RESIDENTIAL DETAILS

Residential Type No. of bedrooms per unit 1 2 3 4 5+ Proposed Private houses 1 1 Affordable rented flats

EXECUTIVE SUMMARY

The application seeks the redevelopment of a backland site to provide two houses. The application has been fully assessed against national, regional and local policies and officers are of the opinion that the application is in general compliance with the relevant policies. The principal benefit of the proposed development would be the enhancement of the appearance of the site; the existing garages and buildings are in a poor state of repair and detract from the character and appearance of the area. The proposed development would also provide two houses which would contribute to the supply of housing in the Borough. The application follows two recent schemes for similar redevelopment of the site, an application for a single house which was approved by the Planning Applications Committee and an application for three houses which was given permission at appeal by the Planning Inspector. The current application is broadly similar in scale and design to the previous schemes.

OFFICER’S REPORT

Reason for referral to PAC: The applications are reported to the Planning Applications Committee in accordance with section 4 of the Committee’s terms of reference; the application has been requested to be reported to the Committee by Councillor John Kazantzis and this request has been agreed by the Chair.

1 SITE AND SURROUNDINGS

1.1 The application site is a back-land plot, located to the rear of 12 Streatham Common South. The plot consists of a group of garages and workshops, some in a poor state of repair, accessed by a driveway which runs from Streatham Common South between nos. 12 and 13. The garage structures are single storey buildings and the majority of the surrounding site is laid as hardstanding. The site also includes a plot immediately to the rear of 12 Streatham Common South which contains a workshop building and is otherwise disused and overgrown.

1.2 The site also provides access to three garages which are situated in the rear gardens of nos. 2 and 4 Braxted Park. These are not part of the development area.

1.3 The surrounding area is mainly residential, with the frontage properties along Streatham Common South being predominantly 2 storey substantial detached properties, dating from the early 20th century and earlier. Some of these, including 12 Streatham Common South, have been subdivided into flats. 11a Streatham Common South, which borders the application site to the west, is a detached bungalow, set significantly further back from the prevailing building line. Beyond these houses to the north is Streatham Common itself, which forms the central feature of the Streatham Common conservation area in which the site is located. To the west of the site, separated by a few rear gardens, is a substantial builder’s yard. To the east and south of the site are the gardens of houses in Braxted Park and Baldry Gardens, which form part of the Streatham Lodge conservation area. No. 9 Streatham Common South is a grade II listed building.

Figure 1: Access drive, looking from Streatham Common South.

Figure 2: Existing garages, looking south west.

Figure 3: Neighbours’ garages, looking east.

2 PROPOSAL

The applicant has submitted an application for Full Planning permission for demolition of existing garages and construction of two dwellinghouses at ground and basement level including parking spaces

Description of Development

2.1 The development would involve the demolition of 18 garages and one workshop building. The structures on site are all single storey and are generally in a poor state of repair.

2.2 The two dwellings would be constructed at ground floor and basement level, with sunken gardens and lightwells around the buildings. The residential accommodation would be arranged as follows:

Larger House Room Area (m2) Ground Floor Master bedroom 19 Bedroom 1 14.2 Bedroom 2 15.8 Bedroom 3 15 Main bathroom 10 Garage 20.8 Circulation space, secondary 80.2 bathrooms, reception hall Basement Living/dining/kitchen space (incl. study 155.7 area, library, hall) Utility rooms, stores, circulation space 65.4 Gym and pool 53.1 Total: 450 Amenity space Upper garden 1 19.2 Upper garden 2 14 Lower garden 1 45 Lower garden 2 23.1 Central lightwell 11.8 Balcony 3.9 Total: 117 Smaller House Room Area (m2) Ground Floor Living/dining/kitchen space 43.5 Bedroom 1 12.4 Bathroom 3.2 Circulation space 11.5 Basement Master bedroom 17.3 Bedroom 2 11.8 Circulation space, utility rooms, 44.5 wardrobes, en-suite bathrooms Total: 144.2 Amenity space Garden 50 Lower garden 20.9 Upper terrace 5.7 Total: 76.6

2.3 The proposed houses would read as a series of rectilinear single storey forms when viewed from the access drive and surrounding gardens, with the walls rising to a maximum of 3.5m above ground level. The houses would form one continuous structure, filling much of the site from north to south, with the front elevation facing towards the access drive which would extend along the eastern side of the site. There would be a sunken garden serving the larger property in the south west corner of the site, as well as sunken gardens to the centre of the building; and in views from these gardens the buildings would read as two storey, with substantial glazing serving the surrounding rooms. A garden for the smaller house would be provided in the north west corner of the site at ground floor level.

2.4 The external finishes would consist of dark grey brickwork, metal shingles and white facing blockwork, with close boarded fencing to garden boundaries. The facades facing onto the internal gardens would be predominantly glazed.

Figure 4: Birds’ eye perspective view of proposed development (12 Streatham Common South is at the top of the image)

3 RELEVANT PLANNING HISTORY

3.1 The site has an extensive planning history and has been subject to a number of planning applications and appeals. Those most relevant to the current application are outlined in the following paragraphs.

3.2 Planning Application (11/00704/FUL) for the Change of use to provide car repair workshops (Use Class B2), with alterations to existing doors was REFUSED on 13 May 2011 for the following reason:

3.2.1 There is an in principle land use objection to the proposed use as a car repair workshop (Use Class B2) as this is considered to be an incompatible use within a residential area with the potential to cause unacceptable harm to the living conditions and residential amenity of surrounding residential properties. The proposal is considered to be contrary to saved Policies 7, 23 and 33 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010, Policy S2 of the Local Development Framework Core Strategy (2011) and policy 4A.20 of the London Plan (as consolidated 2008).

3.3 16 March 2012 & 25 March 2013 (11/03603/FUL & 11/03785/CON APP/N5660/A/12/2182651 & APP/N5660/E/12/2182621) – Planning permission and Conservation Area consent REFUSED and DISMISSED at appeal for the demolition of existing garages and the erection of 3 two storey dwellinghouses with provision of 3 off street parking spaces, refuse and cycle storage and landscaping including private garden and new boundary treatment. The application for planning permission was refused for the following reasons:

3.3.1 The proposed development would, by virtue of the loss of the existing garages and the siting, height, bulk, materials and detailed design of the development, result in an incongruous addition to the Conservation Area which would adversely affect the open character of this part of the Conservation Area as viewed from neighbouring properties and from Braxted Park and would therefore fail to preserve or enhance the character or appearance of the Conservation Area and would be detrimental to the visual amenity of the surrounding area. As such, the proposal would be contrary to Saved Policies 31, 33 and 47 of the Unitary Development Plan (2007).

3.3.2 The proposed development, by virtue of its siting, height, bulk and design, would create an undue sense of enclosure to the residential flats at No. 12 Streatham Common South and would be visually intrusive to Nos 11A and 13 Streatham Common South, Nos 50 and 52 Baldry Gardens and Nos 2,4 and 6 Braxted Park. As such, the proposal would be contrary to Saved Policy 33 of the Unitary Development Plan (2007).

3.4 The application for Conservation Area Consent was refused for the following grounds:

3.4.1 In the absence of an acceptable scheme for the redevelopment of the site, it has not been satisfactorily demonstrated that the proposed demolition would preserve the character and appearance of the Conservation Area. The proposal therefore runs contrary to Saved Policy 47 of the Unitary Development Plan.

3.5 The Planning Inspector DISMISSED the appeals for the reasons summarised as follows:

3.5.1 The proposed development would harm the character and appearance of the Streatham Common Conservation Area and setting of the Streatham Lodge Conservation Area. In terms of height and massing, this has resulted in concerns regarding sense of enclosure, outlook and overbearing impact on 11a and 12 Streatham Common South Side and Nos. 50 and 52 Baldry Gardens.

3.6 22 November 2013 & 16 December 2013 (13/03737/FUL & 13/03738/CON) – Planning permission and Conservation Area consent REFUSED for the demolition of existing garages and construction of three dwellinghouses at ground and basement levels including 3 parking spaces. The application was refused for the following reasons:-

3.6.1 The development would fail to provide satisfactory living conditions for future occupiers due to restricted outlook, sense of enclosure and failure to comply with Lifetime Homes standards contrary to Policy 33 of the UDP and S2 of the Core Strategy.

3.6.2 The proposed development by virtue of its siting, height and design would result in an overbearing sense of enclosure to the detriment of the residents at No 12 Streatham Common South.

3.6.3 The proposed development by virtue of its siting, height and design would result in the overlooking of No 11a Streatham Common South resulting in an unacceptable loss of privacy.

3.7 21 March 2014 (13/05370/FUL) – Planning permission REFUSED for the demolition of existing garages and construction of three dwellinghouses at ground and basement level including parking spaces. The application was refused for the following reason:

3.7.1 The proposed development, by reason of the poor and restricted level of outlook, undue sense of enclosure and failure to meet lifetime standards, would result in a sub-standard form of accommodation, detrimental to the living conditions of future occupiers. The development therefore is contrary to Policy 33 of the Unitary Development Plan: Policies as saved beyond the 5th August 2010, Policy S2 of the Local Development Framework Core Strategy (2011) and the Supplementary Planning Document entitled 'Guidance and Standards for Housing Development and House Conversions' (2008).

3.8 19 March 2015 (APP/N5660/A/14/2223207) – The application was taken to appeal where it was ALLOWED by the Planning Inspector. The Inspector considered the main issue to be whether the proposed development would provide satisfactory living conditions for future occupiers in respect of outlook and the standard of internal accommodation to be provided. The Inspector considered that the view from the living areas would be across a courtyard garden of at least 5m wide, which could be landscaped to provide a pleasant space, that the courtyards would face south-west, and that the future occupiers would not therefore experience an undue sense of enclosure. Regarding Lifetime Homes Standards, the Inspector considered that there would be scope to make relatively minor amendments to the layout to achieve compliance with the standards and that this could be secured by condition, and that it would not be difficult to reconfigure the properties to provide entrance level living rooms if required in future.

3.9 9 May 2015 (13/05851/FUL) – Planning permission APPROVED for Demolition of existing garages and construction of one dwellinghouse at ground and basement level including provision for car parking.

3.10 There are two applications relating to works to trees on the site:

3.11 1 March 2010 (10/00250/TCA) – APPROVED – To remove 1 x Goat Willow tree, 1 x Pear tree and 2 x Elder trees to rear of property (weak, ivy-smothered trees in poor condition).

3.12 31 August 2010 (10/01090/TCA) – APPROVED – To remove 3 x Sycamore trees and 1 x Purple tree (causing structural damage to adjacent garage units).

4 CONSULATIONS

4.1 Statutory Consultees

4.1.1 Historic England (Archaeology) – No response

4.1.2 Thames Water – Comments received 08.05.2015 raising no objection to the scheme and requesting informatives for the applicant regarding groundwater discharge and water pressure. 4.2 Other Consultees

4.2.1 Streetcare – No response

4.2.2 Transport and Highways – No objection, subject to conditions regarding further details relating to site access and construction.

4.2.3 Conservation and Design – Comments received 20.05.2015 raising no objection to the scheme. They have stated that the proposed massing and form of fenestration are all appropriate in the context and will serve to preserve or enhance the character and appearance of the conservation area and that they make no objections to the proposed green roof. Further details of windows and doors, materials and cycle and refuse storage have been requested to be secured by condition.

4.2.4 Flood Risk – Comments received 16.06.2015 raising no objection to the scheme subject to conditions.

4.2.5 Climate Consulting – Comments received 13.05.2015 raising no objection to the scheme subject to conditions.

4.2.6 Streatham Society – no response

4.2.7 Streatham Action – no response

4.2.8 Friends of Streatham Common – no response

4.3 Adjoining owners/occupiers

4.3.1 Site notices were displayed from 11th May 2015 and the application was advertised in the local paper on 15th May 2015. The formal consultation period ended on 5th June 2015. In response to consultation, 17 letters of representation have been submitted. Any comments received after the publication of this report will be (1) reported by way of addendum; and/or (2) reported verbally at Committee.

4.3.2 17 letters of objections were received from the occupiers of neighbouring properties. A summary of the concerns raised is set out below:

Summary of objections Response Design and Conservation Area Impact Overdevelopment of the site See para. 6.2.2 The design of the proposal not being in keeping with See para. 6.2 the conservation areas Amenity for Future Residents Poor quality of accommodation for future residents See para. 6.3 Transport Access and egress from the site, including impact on See para. 6.5.6 to 6.5.9 safety Restricted vehicular manoeuvrability on the site See para. 6.5.4 Restricted access for construction vehicles See para. 6.10.1 Other Lack of information relating to the green roof and See para. 6.2.3 concerns relating to its maintenance Flooding and drainage impacts See para. 6.7 Previous loss of trees on the site See para. 6.8 Not material planning considerations Disruption during construction, including encroachment See para. 6.11.1 onto neighbouring gardens Encroachment onto a right of way See para. 6.11.2 Impact on subsidence See para. 6.11.3 Encroachment onto the land of 12 Streatham Common See para. 6.11.4 South

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 (2011) (as amended in 2013 and 2014), the Lambeth Local Development POLICIES

5.3 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.

5.4 The development plan in Lambeth is the London Plan 2015 (Further Alterations of London Plan), the Lambeth Local Development Framework Core Strategy (2011) and the remaining saved policies in the Lambeth Unitary Development Plan 2007 (policies saved beyond 5th August 2010 and not superseded by the LDF Core Strategy 2011).

5.5 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.

5.6 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.

5.7 The London Plan (2015) (FALP)

Policy 1.1 – Delivering the Strategic 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 5.3 – Sustainable Design and Construction Policy 6.3 – Assessing Effects of Development on Transport Capacity Policy 6.9 – Cycling Policy 6.13 – Parking Policy 7.3 – Designing Out Crime Policy 7.4 – Local Character Policy 7.6 – Architecture Policy 7.8 – Heritage Assets and Archaeology

5.8 Lambeth Local Development Framework Core Strategy (2011)

Policy S1 – Delivering the Vision and Objectives Policy S2 – Housing Policy S4 – Transport Policy S9 – Quality of the Built Environment

5.9 London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’

Policy 7 – Protection of Residential Amenity Policy 9 – Transport Impacts Policy 31 – Streets, character and layout Policy 32 – Community Safety/Designing out Crime Policy 33 – Building Scale and Design Policy 38 – Design in Existing Residential/Mixed Use Areas Policy 39 – Streetscape, landscape and public realm design Policy 47 – Conservation Areas

5.10 Supplementary Planning Documents

SPD – Guidance and Standards for Housing Development and House Conversions (July 2008) SPD – Sustainable Design and Construction (July 2008) SPD – Safer Built Environments (April 2008) Waste & Recycling Storage and Collection Requirements - Guidance for Architects and Developers Refuse and Recycling Storage Design Guide

6 ASSESSMENT

6.1 Land Use

6.1.1 The application site has been subject to previous applications in recent years. The two most recent planning applications are pertinent to the current scheme. These were developments which both involved the removal of the garages on the site and the change of use to residential. The first of these (ref 13/05370/FUL) was refused by the Planning Applications Committee due to concerns regarding the standard of accommodation, but was subsequently allowed by the Planning Inspector at appeal. This was for three houses on the site. The second application (ref 13/05851/FUL) was approved and was for one house.

6.1.2 There are similarities between the two previous schemes and the current application: all the schemes involve excavations and the provision of accommodation at both ground floor and basement levels; they would all involve the provision of on-site parking spaces; some or all of the garden spaces and main living areas would be at lower ground floor level. The general footprint of the building on the previous applications is reasonably similar to that on the current scheme, although the basement on the current scheme would extend under the driveway area along the eastern side of the site.

6.1.3 In deciding the previous two applications, the local planning authority considered that the principle of redevelopment of the site for residential use was acceptable. This was not disputed at the subsequent appeal of application 13/05370/FUL. No new information has come to light that would undermine this approach, and it is therefore still considered appropriate in principle to redevelop the site for residential use, subject to meeting the other policy requirements.

6.2 Design and Conservation

6.2.1 Policy S9 of the Core Strategy states that the Council will improve and maintain the quality of the built environment by seeking the highest quality of design in all new buildings, alterations and extensions. Policy 47 of the UDP requires that all development should preserve or enhance the character and appearance of the conservation area. Policies 31, 33 and 38 of the UDP seek to ensure that new developments reflect the building lines and scale of the area, height, massing, rhythm and roofscape of the adjoining buildings, characteristic plot widths of the area, architectural characteristics and profile and silhouette of adjoining buildings. These policies also require development to achieve a high quality design, which carefully relates to its surroundings and contributes positively to the surrounding street scene.

6.2.2 The current application takes a similar broad approach to developing the site as the two previous schemes; the built form would largely cover the western part of the site, with gardens positioned alongside the western border and the access drive along the eastern side of the site. The overall scale of the development above ground level would be similar to that on the previous applications, although there would be more development at basement level beneath the access drive than the previous schemes. The built form would appear as single storey above ground level, with rectilinear forms – again, similar to the previous schemes. The general approach to the scheme in terms of the scale of built form and coverage of the plot are therefore considered to be appropriate; the scheme would be clearly subordinate to the various two storey frontage properties that surround the site and would be comparable in scale to the existing single storey garage structures. Whilst the excavation of sunken gardens and lightwells would not follow the prevailing character of the area, these would not be particularly apparent from outside the site; the extent of sunken gardens would also be less than on the previous schemes, as the main garden for the smaller house would be at ground level. The development would allow a significant proportion of the site to be retained as open space, including garden spaces to the rear of the buildings and the access drive to the front; the extent of development on the site is not therefore considered to be a form of over-development.

6.2.3 The proposed built form has been considered by the Design & Conservation Team, who have not objected to the proposed design. The frontage properties along Streatham Common South have a variety of external materials, with brick, render (in various colours) and tiling being common. The nearby houses in the Streatham Lodge conservation area are more regular in appearance, with brick and render finishes. Whilst the proposed building materials – dark grey brickwork, metal shingles and a green roof – would be something of a departure from the prevailing colour and finish of the materials in the area, it is not considered that this would unduly harm the appearance of the wider conservation area. The building would be largely concealed in wider views due to its single storey nature above ground, and would be seen as a self-contained entity rather than forming part of any street scene. It is considered appropriate to secure by condition samples and a schedule of materials in order to ensure that high-quality, hard-wearing materials are used. The use of a green roof is considered acceptable by the Design & Conservation Team and is not considered to detract from the appearance of the scheme. Details of the green roof system to be used can be secured by condition alongside a condition ensuring appropriate maintenance of the green roof. Details of building services (ventilation, drainage, etc) should also be secured by condition in order to ensure that these do not detract from the appearance of the buildings and have an acceptable impact on the amenity of future residents and neighbouring properties.

6.3 Standard of residential accommodation

6.3.1 Policy 33 (c) of the UDP states that the primary consideration in determining the appropriate density and scale of new residential development will be achieving an appropriate urban design which makes efficient use of the land meets the amenity needs of existing and potential residents. Building should be of a scale massing and height that are appropriate to the site characteristics, setting, civic function and/or importance and location in the townscape.

6.3.2 Policy S2 of the Core Strategy states that a high standard of residential amenity is required within new dwellings and regard should be had for the Council's Space Standards.

6.3.3 The application seeks permission for two houses. Both dwellings would significantly exceed the minimum floor area requirements set out in the London Plan Housing SPG and the Lambeth SPD on residential development (significantly so, in the case of the larger dwelling) and would exceed the area requirements for external amenity space. The requirements for individual room sizes would also be met or exceeded. Both dwellings would provide ample storage and circulation space.

6.3.4 The proposed development would involve providing residential accommodation partially at lower ground floor level. For the larger property, the main living/dining/kitchen area would be at this level. This would be served by a garden of 45 sqm, which would have a minimum width of 5m from the living room windows. It would also have a central lightwell. It is recognised that this is a non-traditional arrangement, and the comments of objectors in relation to poor outlook and daylight are noted. The outlook for the larger property would be similar to that of the three bedroom dwellings that were considered under application 13/05370/FUL; at appeal the Inspector directly considered the living conditions for future occupants and decided that the outlook and daylight would be acceptable. In this instance, a similar outlook would be provided from the main living areas, and the open plan lower ground floor level would be significantly larger than those of the previous scheme. It would also be served by an internal courtyard which would give additional light and visually break up the space. As such, it is considered that this larger property would not feel unduly constrained for future residents and that adequate daylight would be provided into the dwelling.

6.3.5 The smaller property would also involve the provision of living accommodation at lower ground floor level, although in this instance this would comprise two of the three bedrooms for the dwelling. These would have an outlook onto a sunken inner courtyard of 21 sqm with a width of 3m. The courtyard would be partially covered by the central corridor and the access bridge at ground floor level. It is recognised that the outlook from these bedrooms would not be ideal, and that daylight into the rooms may be restricted by the structures above and around the central courtyard. However, the courtyard garden arrangement would provide these rooms with some outlook and light, and is itself a fairly substantial size. The windows of the bedrooms would also be south-facing. It should also be noted that, as these rooms would be used as bedrooms, there would be a lower expectation from future residents for unobstructed outlook. The property would also have good quality outlook and daylight for all ground floor rooms, where the main living area and one bedroom would be. On balance, therefore, it is considered that this property would provide an acceptable standard of amenity for future residents.

6.3.6 The figure below shows extracts from the proposed basement floor plan and proposed section, showing the two basement bedrooms and the sunken garden:

Figure 5: Extract from proposed basement plan and proposed section.

6.4 Amenity

6.4.1 Policy 33 of the Unitary Development Plan requires that development should not unacceptably overbear on surrounding development or harm residential amenity. Development should protect the residential amenity of existing and future residents by having an acceptable standard of privacy, having an acceptable impact on levels of, and impact on, daylight and sunlight, not creating unacceptable overlooking, not creating an undue sense of enclosure and where appropriate having sufficient outdoor amenity space.

Assessment – Privacy and Overlooking

6.4.2 The proposed development would be single storey above ground level and the garden areas would all be surrounded by boundaries at least 1.8m in height. The development would not therefore give rise to any significant additional overlooking of neighbouring gardens or houses or cause a significant loss of privacy for neighbouring residents.

Assessment – Outlook and Sense of Enclosure

6.4.3 The development would involve construction on site that would be slightly higher generally than the existing garages and boundary fences. The highest increase would be to the southern boundary, with the rear wall of the site increasing from 2.6m to 3.5m. This would be noticeable from the houses in Baldry Gardens, however these dwellings have fairly substantial gardens of 20m in depth, and it is considered that this increase would not result in a significant loss of outlook or sense of enclosure. As the site is to the north of these gardens, the increased height would not result in any increased overshadowing of these gardens. The proposal would also involve a greater built form along the western boundary with 11a Streatham Common South, which is currently separated from the site by a 2m high close boarded fence as well as the side walls of some of the garages. The maximum height along this boundary would be 3.5m, and this increase would again be noticeable from the garden of the neighbouring property. However, 11a Streatham Common South has a very large garden area, with ample outlook to the south and west. It is not considered that this increase in built form would lead to an undue loss of outlook or detrimental sense of enclosure on that side. The relationship to 12 Streatham Common South, to the immediate north of the site, would be similar to the current arrangement with a boundary fence separating the driveway and garden of the site from the rear garden area of the frontage property.

6.4.4 The boundary wall separating the access drive from 13 Streatham Common South would be replaced with a wall of the same height. The building would also present a 3.5m high side wall to the end of the rear garden of 6 Braxted Park, an increase of 0.9m above the existing 2.6m high garages. Given the depth of this garden, it is not considered that this increase would unduly harm the outlook from this property or cause an undue sense of enclosure for neighbouring residents.

6.4.5 The development would therefore be in general accordance with policy S9 of the Lambeth Local Development Framework Core Strategy 2011 and policy 33 of the Lambeth Unitary Development Plan 2007 ‘Saved Policies’.

6.5 Transport

6.5.1 Policy 9 of the UDP states that planning applications will be assess for their transport impact, including cumulative impacts on highway safety; on the environment and the road network; and on all transport modes, including public transport (in particular, the impact on the demand for and the operation of public transport), walking and cycling. Development should, where possible, be located and designed to be accessible by the whole community and promote social inclusion. Development with an unacceptable transport impact (including in particular significant traffic generation), and/or contributing to a transport capacity shortfall, or leading to a compromise in the condition of highway safety will be refused, unless measures are secured as part of the application to make this acceptable.

6.5.2 The London Plan Policy 6.3 (Assessing Effects of Development on Transport Capacity), Saved UDP Policy 14 (Parking and Traffic Restraint) and Policy S4 of the Core Strategy (Transport) seek to ensure that on-site car parking at new developments is the minimum necessary and that there is no over-provision that could undermine the use of more sustainable non-car modes of travel.

Assessment – Car Parking

6.5.3 The development would give one parking space for each of the two dwellings; this is considered to be appropriate.

6.5.4 A plan has been submitted detailing turning paths for vehicles parked on the site. It is recognised that turning circles on the site would be constrained and would require multiple manoeuvres. However, the extent of development on the site and the implications of this for manoeuvring vehicles is similar to both of the most recent schemes; it is not therefore considered that refusal of the application on this basis would be warranted.

Assessment – Cycle Parking

6.5.5 The submitted plans show provision for three cycles. Given the size of the two dwellings, a minimum space for parking four cycles should be provided, and these should be secure and covered within an appropriately designed structure. There is ample space for cycle parking on the site, and it is therefore considered that further information can be secured by condition in order to meet this requirement.

Assessment – Access and Safety

6.5.6 For the previous applications, it was considered appropriate to secure by condition the provision of a convex mirror near the entrance to the site in order to ensure that vehicles exiting the driveway would be able to see pedestrians and vehicles on the highway. The submitted plans show the provision of a convex safety mirror as well as a speed restriction hump close to the entrance to the driveway. The Transport Officer’s consultation response recommends signage and road markings to clearly indicate priority for in-coming vehicles on the site; details of this can be secured by condition.

6.5.7 The proposed layout would maintain access to the private garages for nos. 2 and 4 Braxted Park.

6.5.8 Access to the site by larger vehicles, such as emergency services vehicles or bulky waste collection vehicles, would be possible, as demonstrated on the submitted drawings. Whilst turning on the site for larger vehicles would be restricted, access by such vehicles would be not be likely to be frequently required and it is not considered that this would cause significant disruption to traffic or give rise to safety concerns. 6.5.9 Based on the foregoing and subject to conditions, the proposed development would not result in any adverse impacts upon the local operation and safety of the transport network and would provide for sustainable modes of transport in accordance with policy 6.9 of the London Plan 2015, policy 4 of the Lambeth Local Development Framework Core Strategy 2011 and policy 9 of the Lambeth Unitary Development Plan 2007 ‘Saved Policies’.

6.6 Refuse and Waste Management

6.6.1 Policy S8 of the Core Strategy deals with sustainable waste management. It provides overarching requirements for waste management.

Assessment

6.6.2 The plans show the siting of the refuse storage areas next to the driveway to the site, with provision for two 240 litre bins. This would adequately cover the volume requirements for two dwellings of this size. The location of the storage is slightly beyond the 25m requirement that is set out in the Lambeth Refuse & Recycling Storage Design Guide, however given the extent of the site and its backland nature it is considered that this would not unacceptably hinder the convenient operation of refuse collection or unduly inconvenience future residents or neighbours. Details of the appearance and materials of a refuse storage structure can be secured by condition, to ensure that its appearance would be appropriate for the site and that the materials used would be robust.

6.7 Flood Risk

6.7.1 The application site is not within a flood risk area. The application would involve substantial excavation of the site and construction at basement level. The site would, however, also involve a substantial amount of green roofing as well as areas of garden, which would assist in slowing water run-off from the buildings and giving an opportunity for surface water to soak into the ground. There is also ample opportunity for the development to incorporate drainage systems to the boundaries of the site. In order to ensure that adequate drainage would be provided, it is considered appropriate to secure by condition details of a drainage system for the site. The Flood Risk Officer has also suggested the imposition of a condition requiring a groundwater survey in order to ensure that there are no groundwater issues that could cause flooding to neighbouring properties.

6.8 Trees

6.8.1 The subject site is located within the Streatham Common conservation area and as such all trees on this site benefit from a level of protection.

6.8.2 As was identified on the two most recent applications for the site, the group of sycamore trees that were once situated to the rear of 11A Streatham Common South (and extended into the application site) have since been removed. It is considered that appropriate landscaping, including the provision of appropriate trees that would enhance the appearance of the conservation area, could be secured by condition.

6.9 Sustainable Design and Construction

6.9.1 LDF Policy S7 and UDP Saved Policy 35 Sustainable Design and Construction exist to ensure that future development achieves the highest standards of sustainable design, construction and subsequent operation. The Council's adopted SPD - Sustainable Design and Construction provides guidance and minimum requirements. Requirements relating to sustainable design, and in particular to the Code for Sustainable Homes, have been updated by Government in March 2015.

6.9.2 A consultation response has been received from the council’s sustainability consultants, suggesting the imposition of conditions relating to energy performance and reduction of CO2 emissions above that required in the Building Regulations as well as water efficiency. It is considered that the wording of the ministerial statement allows for the imposition of such conditions and that the local and London-wide policies require such standards to be met. Further suggested conditions relating to sustainability performance of the building envelope are not considered to fall within the scope of the ministerial statement.

6.10 Construction Methodology

6.10.1 Consultation responses from local residents have raised concerns regarding the safety and operation of construction on site. Given the extent of excavations that would be necessary and the quantity of material that would need to be transported from the site, it is considered appropriate to secure by condition a construction method statement that provides details of how the construction would be carried out safely and with minimum disruption. This statement would also be required to detail the movement of large vehicles and how this would be safely managed.

6.11 Non-material Considerations

6.11.1 Local residents have raised concerns regarding disruption to neighbouring properties due to encroachment onto their gardens during the construction process. Details of the construction process have not been supplied with the application and the proposed development would be contained within the red line boundary of the site location plan. Any dispute regarding encroachment onto neighbouring properties would be a private legal matter between the applicant and the owners of the neighbouring land.

6.11.2 Representations have been made regarding encroachment of the development onto land that is covered by a right of way or easement, which legally secures a right of way for access to the garages at the rear of nos. 2 and 4 Braxted Park. This easement is not a material planning consideration and is a separate legal matter that would need to be settled between the applicant and those that have right of way over the site; this should not therefore prejudice determination of the application. It should be noted that the proposed development would allow for access to the garages to remain.

6.11.3 Representations have been made regarding the potential for the development to cause subsidence to neighbouring properties. This is not a material planning consideration.

6.11.4 Representations have been made regarding encroachment onto a strip of land alongside the access drive to the site which is currently contained by a fence as part of the front garden area of the frontage property 12 Streatham Common South. This is not a material planning consideration, however the agent for the application has subsequently provided clarification that – following construction – the boundary would be reinstated in the current location (see plan reference STR_PL_140).

6.12 Permitted Development Rights

6.12.1 Most dwellinghouses enjoy permitted development rights once built, which enable alterations and enlargements to the dwelling without requiring planning permission. Given the constrained nature of the development and the non-traditional layout and design of the properties, it is considered appropriate to withdraw the permitted development rights that would allow significant enlargements or alterations to the properties.

6.13 Community Infrastructure Levy

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

6.13.2 The Lambeth CIL contribution is estimated, on the basis of information supplied with the planning application, to be £23,591. Expenditure of the majority of a future CIL receipt will be applied towards Borough infrastructure needs as contained in the published CIL Regulation 123 List, which defines what CIL may be spent on. 25% of the CIL receipt, or an estimated £5,897.75, will be applied towards local neighbourhood spend, in the Streatham Cooperative Local Investment Plan (CLIP) area in which the development is located. Local neighbourhood funding from CIL may be applied to infrastructure needs in line with the CIL Regulation 123 List, or to anything else that is concerned with addressing the demands that the development places on an area.

6.13.3 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, and locally through the Cooperative Local Investment Plan initiative.

6.13.4 The London Mayoral CIL would also be applicable and the estimated contribution would be £16,513.70. The London Mayoral CIL will be applied towards the cost of Crossrail.

7 CONCLUSION

7.1.1 The proposed development would result in the creation of two dwellings, on a site which has recently acquired planning permission for the development of either one dwelling or three dwellings; the principle of developing the site for two dwellings is therefore considered to be acceptable. The two dwellings would provide an acceptable standard of accommodation and would comply with Lifetime Homes Standards. Whilst the smaller dwelling would have restricted outlook from the basement bedrooms it would provide good quality outlook from the ground floor living accommodation. The proposed development would have an acceptable impact on the appearance and character of the Streatham Common and Streatham Lodge conservation areas and on the amenity of neighbouring residents. Further details regarding cycle parking, vehicular access, drainage, a construction methodology and other issues can be secured by condition. Overall, the proposed development would comply with the requirements of the London Plan, Lambeth’s Core Strategy (2011) and the Unitary Development Plan (Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011).

8 RECOMMENDATION

8.1 Grant full planning permission, subject to conditions.

Conditions and Reasons

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 and 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. Prior to the commencement of building works above ground on the development hereby permitted, samples and a schedule of the materials to be used in the external elevations shall be submitted to and approved in writing by the local planning authority. The development hereby permitted shall be thereafter built in accordance with the approved details. Samples of the materials to be used for the following elements are required:

a) All windows and external doors; b) Brickwork; c) Metal shingle cladding; d) Balustrades.

Reason: To ensure that the external appearance of the building is satisfactory and that the development preserves or enhances the appearance and character of the Streatham Common and Streatham Lodge conservation areas. (Policies 33 and 47 of the London Borough of Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011 and S9 of the London Borough of Lambeth Core Strategy (January 2011)).

4. No building works will commence above ground level until full details of building services equipment, including rain water goods, vents and flues, have been submitted to and approved in writing by the local planning authority. The development shall thereafter be carried out in accordance with the approved details and all 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 manufacturers' instructions.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future residential occupiers or of the area generally (Policy 7 and 29 of Lambeth's Unitary Development Plan and Policy S2 and PN2 of Lambeth's Core Strategy) and to ensure that the external appearance of the building is satisfactory. (Policies 33, 36 and 47 of the London Borough of Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011 and S9 of the London Borough of Lambeth Core Strategy (January 2011)).

5. Prior to the occupation of the development hereby permitted, 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 hereby permitted 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, and to safeguard the visual amenities of the area. (Policies 9, 14, 33 and 47 of the London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011, and Policies S4 and S9 of the London Borough of Lambeth Core Strategy (January 2011)).

6. 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 guidance for architects and developers on waste and recycling storage and collection requirements (2006), 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 33, 35, and 38 of the London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011, and Policies S8 and S9 of the London Borough of Lambeth Core Strategy (January 2011))

7. Prior to construction, evidence will be submitted to the Local Planning Authority and approved in writing that the internal water consumption of the development will not exceed 105 l/p/day in line with The Water Efficiency Calculator for new dwellings from the Department of Communities and Local Government.

Reason: to reduce the consumption of potable water in the home from all sources, including borehole well water, through the use of water efficient fittings, appliances and water recycling systems. (Policy S7 of the London Borough of Lambeth Core Strategy (January 2011))

8. Prior to first occupation of the building(s) evidence (schedule of fittings and manufactures literature) should be submitted to the Local Planning Authority and approved in writing to show that the development has been constructed in accordance with the approved internal water use calculations.

9. Prior to construction, an Energy Statement will be submitted to the Local Planning Authority and approved in writing that a reduction in CO2 emissions of at least 19%, with an aim of 35%, has been achieved in line with energy hierarchy and the London Plan.

Reason: To ensure that the development has an acceptable level of sustainability (Policy 35 of the London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011, and Policy S7 of the London Borough of Lambeth Core Strategy (January 2011))

10. Prior to construction full Design Stage calculations under the Standard Assessment Procedure for all plots must be submitted to and approved in writing by the Local planning Authority to support the approved Energy Statement.

11. Prior to first occupation of the building(s) evidence (e.g. photographs, installation contracts and as-built certificates under the Standard Assessment Procedure and 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 the approved Energy Statement.

12. No development shall commence until full details of the proposed construction methodology, in the form of a Method of Demolition and Construction Statement, have been submitted to and approved in writing by the Local Planning Authority. The Method of Demolition and Construction Statement shall include details and arrangements regarding: a) the notification of neighbours with regard to specific works; b) advance notification of road closures; c) details regarding parking, deliveries and storage (including details of the routing if delivery vehicles to and from the site and the accommodation of all site operatives', visitors' and construction vehicles loading, off-loading, parking and turning within the site during the construction period); d) details regarding dust mitigation; e) details of measures to prevent the deposit of mud and debris on the public highway; f) details of the hours of works/construction (inclusive of reference to the Considerate Constructors Scheme);and g) other measures to mitigate the impact of construction upon the operation of the highway and the amenity of the area.

The details of the approved Method of Demolition and Construction Statement must be implemented and complied with for the duration of the demolition and construction process.

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally, and avoid hazard and obstruction to the public highway. (Policy 9 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S4 of the Local Development Framework Core Strategy (January 2011). This is a pre-commencement condition to ensure full compliance in accordance with the aforementioned policies. Without this information the Council cannot confirm that the impacts of the development would be mitigated.

13. Prior to the occupation of the development hereby permitted full details of the provision to be made to ensure safe access and egress to and from the site shall be submitted to and approved in writing by the local planning authority. The submitted details shall include: a) A plan showing road markings and signage to be installed on the site giving priority to vehicles entering the site.

The development shall thereafter be carried out and maintained in accordance with the approved details.

Reason: To avoid hazard and obstruction being caused to users of the public highway. (Policy 9 of the London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011 and S4 of the London Borough of Lambeth Core Strategy (January 2011)).

14. Prior to the occupation 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 quantity, size, species, position and the proposed time of planting of all trees and shrubs to be planted. b) 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. c) Specification of which shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape. d) The materials and finished appearance of the external ground surface of the site.

Reason: In order to introduce high quality soft landscaping in and around the site in the interests of the ecological value of the site and to ensure a satisfactory landscaping of the site in the interests of visual amenity (Policy 39 of the Unitary Development Plan (2007): Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy (2011) and Policy S9 of the Local Development Framework Core Strategy (2011)).

15. Prior to the installation of the green roof, a detailed specification of the green roof shall be submitted to and approved in writing by the local planning authority. The specification shall include details of the quantity, size, species, position and the proposed time of planting of all elements of the green roof, together with details of their anticipated routine maintenance and protection. The green roof shall only be installed and thereafter maintained in accordance with the approved details.

Reason: To safeguard the visual amenities of the area. (Policies 36 and 47 of the London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011, and Policy S9 of the London Borough of Lambeth Core Strategy (January 2011))

16. If within 5 years of the installation of the green roof 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 otherwise the green roof shall be entirely removed from the site.

17. 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 first occupation of any part of the development.

Reason: To ensure that satisfactory attention is given to security and community safety (Policy 32 of the Adopted Lambeth Unitary Development Plan (2007): Policies saved beyond 5th August 2010 refer, Policies S7 and S9 of the Local Development Framework Core Strategy (2011) and the adopted Supplementary Planning Document, Safer Built Environments).

18. Prior to the commencement of building works, details of how sustainable urban drainage systems (SUDS) will be incorporated into the development and how surface run-off will be managed to reduce the risk of localised flooding shall be submitted to and approved in writing by the Local Planning Authority, in consultation with Thames Water and the Environment Agency. The development shall thereafter be carried out in accordance with the approved details.

Reason: In the interests of securing a more sustainable development and to reduce the risk of flooding (Policies 1 and 35 of the Adopted Lambeth Unitary Development Plan (2007): Policies saved beyond 5th August 2010, Policy 7 of the Lambeth Core Strategy (2011) and the Council's associated Supplementary Planning Document: 'Sustainable Design and Construction' (2008) refer).

19. Prior to the commencement of building works, a ground water survey shall be carried out and a report detailing the results of the survey, and including any necessary mitigation measures, shall be submitted to and approved in writing by the Local Planning Authority. Any necessary mitigation measures identified in the report shall be carried out in accordance with the submitted details.

20. Prior to the occupation of the approved development details of a Sustainable Urban Drainage Systems including cross sections through hard and soft landscaping to show permeability and details of drainage channels shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out solely in accordance with the approved details and permanently retained as such.

Reason: In the interests of securing a more sustainable development in accordance with Policy 35 of the Unitary Development Plan: Policies as saved beyond the 5th August 2011 and Policy S7 of the Local Development Framework Core Strategy (2011) and the Council's associated Supplementary Planning Document: 'Sustainable Design and Construction' (2008)).

21. The residential unit hereby approved shall be constructed to Lifetime Homes Standards, unless otherwise agreed by the Local Planning Authority, in accordance with the approved documents.

Reason: In order that the development is made more accessible to all in accordance with Policy 33 of the Unitary Development Plan: Policies saved beyond 5th August 2010, Policy S2(d) of the Local Development Framework Core Strategy (January 2011) and the related Supplementary Planning Document: Guidance and Standards for Housing Development and House Conversions (2008).

22. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any order revoking and re-enacting that order with or without modification) no enlargement, improvement, alteration, building, or enclosure permitted by Schedule 2, Part 1, Classes A or B of the Order shall be carried out or erected without the prior written permission of the local planning authority.

Reason: To safeguard the visual amenities of the area and the amenities of the occupiers of neighbouring properties. (Policies 7 and 33 of the London Borough of Lambeth Unitary Development Plan (2007): Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011)

23. Prior to the occupation of the development hereby permitted a convex mirror shall be installed at the entrance to the site in accordance with the approved drawing reference STR_128. The mirror shall thereafter be maintained for the duration of the residential use of the development.

Informatives(s)

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 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.

4. You are advised of the necessity to consult the Principal Highways Engineer of the Highways team on [email protected] in order to obtain necessary prior approval for undertaking any works within the Public Highway including Scaffold, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections and Repairs on the Highways, Hoarding, Excavations, Temporary Full/Part Road Closures, Craneage Licenses etc. You are advised to contact the Highways team at the earliest possible opportunity.

5. 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.

6. Thames Water have provided the following advice in relation to sewage, drainage and water infrastructure:

Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

Thames Water requests that the Applicant should incorporate within their proposal, protection to the property by installing for example, a non-return valve or other suitable device to avoid the risk of backflow at a later date, on the assumption that the sewerage network may surcharge to ground level during storm conditions.

We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Groundwater discharges typically result from construction site dewatering, deep excavations, basement infiltration, borehole installation, testing and site remediation. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. Should the Local Planning Authority be minded to approve the planning application, Thames Water would like the following informative attached to the planning permission:“A Groundwater Risk Management Permit from Thames Water will be required for discharging groundwater into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. We would expect the developer to demonstrate what measures he will undertake to minimise groundwater discharges into the public sewer. Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 02035779483 or by emailing [email protected]. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality.

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.