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176 - 177 and 202 Lambeth Road, London, SE1

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176 - 177 and 202 Lambeth Road, London, SE1 ADDRESS: 176 - 177 and 202 Lambeth Road, London, SE1 Application Number: 15/04360/FUL Case Officer: Ben Le Mare Ward: Bishops Date Received: 31.07.2015 Proposal: Redevelopment of the site involving the demolition of the existing outbuilding adjacent to MSSC building and the erection of a four to six storey building to accommodate 1,158m² of office floorspace (Class B1) at ground and basement levels, student ancillary areas, plant and 131 student bedspaces (Sui Generis) on the upper levels together with refurbishment of three existing railway arches to accommodate 282m² of flexible commercial floorspace (Use Class A1, A2, B1(a) and (b)) and the change of use of the existing MSSC building to 9 self-contained residential units (Use Class C3) with associated external alterations and ancillary parking and landscaping. Drawing numbers: 861-EX 1000; 861-EX 1001; 861-EX 1002 Rev A; 861-EX 1003 Rev A; 861-EX 1004 Rev A; 861-EX 1005 Rev A; 861-EX 1006 Rev A; 861-EX 1007; 861-EX 1008; 861-EX 1009 Rev A; 861-EX 1010 Rev A; 861-EX 1011 Rev A; 861-EX 1012 Rev A; 861-PL 1000; 861- PL 1001 Rev A; 861-PL 2000 Rev A; 861-PL 2001 Rev A; 861-PL 2002 Rev A; 861-PL 2003 Rev A; 861-PL 2004 Rev B; 861-PL 2005 Rev A; 861-PL 2006 Rev A; 861-PL 2007 Rev B; 861-PL 2008 Rev B; 861-PL 2009 Rev B; 861-PL 2010 Rev A; 861-PL 2011 Rev A; 861-PL 2012 Rev A; 861-PL 2013 Rev A; 861-PL 2014 Rev A; 861-PL 3000 Rev A; 861-PL 3001 Rev A; 861-PL 3002 Rev A; 861-PL 3003 Rev A; 861-PL 3004; 861-PL 3005 Rev A; 861-PL 3006 Rev A; 414-010 Rev E; 414-011 Rev D. Documents: Daylight and Sunlight Report by Anstey Horne (16.05.2015); Planning Statement by Rolfe Judd Planning; Design and Access Statement by HFBT Architects; Heritage Statement by MOLA (May 2015); Historic Environment Assessment (Archaeology) by MOLA (May 2015); Energy Strategy (and Addendum – 05.11.2016) by Hoare Lea; Sustainability Statement (and Addendum – 05.11.2016) by Hoare Lea; Student Management Plan by Downing Property Services; Transport Statement (including Travel Plan) by JMP; Arboricultural Report by Landscape Projects (27.04.2015); Air Quality Assessment by WYG Planning & Environment (March 2015); Noise and Vibration Impact Assessment by PDA (May 2015); Flood Risk Assessment (including Drainage Strategy) by JMP (May 2015); Extended Phase 1 Habitat Survey by WYG (23.03.2015); Student Accommodation Market in Lambeth (Student Needs Assessment) by Savills (21.05.2016); Ground Investigation Report by GEA (May 2015). RECOMMENDATION: Grant conditional planning permission subject to a signed Section 106 Agreement. Applicant: Agent: Downing Rolfe Judd Planning c/o agent Old Church Court, Claylands Road Oval, London SW8 1NZ SITE DESIGNATIONS Relevant site designations: Type of designation Applicable designation Listed Building Adjoining Grade II listed buildings Conservation Area (CA) Lambeth Palace Conservation Area Archaeological Priority Areas North Lambeth Flood Zone Zone 3a London Plan (2015) Central Activities Zone (CAZ) London Plan (2015) Thames Policy Area LAND USE DETAILS Site area 0.4 ha Use Class Use Description Floorspace (Gross External Area) / Site Area / No. of beds Existing B1 (a) Offices 1927m² Sui-Generis Coach parking 0.128ha Proposed B1(a) Office accommodation 1225m² (inclusive of plant) B1(a) / A1 / A2 Flexible commercial 282m² space Sui-Generis Student Accommodation 131 beds RESIDENTIAL DETAILS Residential Type No. of bedrooms per unit Total number of units Existing 1 2 3 4 5+ Open market units None Proposed Open market units - 7 2 - - 9 Social rent units - - - - - Intermediate units - - - - - PARKING DETAILS Car Parking Spaces Car Parking Spaces Bicycle Spaces (General) (Disabled) Existing 24 0 0 Proposed 16 2 131 EXECUTIVE SUMMARY The application has been submitted on a 0.4ha site which is accessed directly off Lambeth Road. The existing site comprises a vacant coach park, the historic Martine Society and Sea Cadets (MSSC) building and vacant railway arches. The site is within the Lambeth Palace Conservation Area, adjoins Archbishops Park and listed buildings, namely the Grade I Lambeth Palace. The proposals include the erection of a new mixed-use 4-6 storey building and the refurbishment of three railway arches to provide a total gross internal floor area of 5,043m², which will include a mix of commercial floorspace at ground floor and basement levels (primarily B1 offices, with some flexibility for A1 or A2 within the refurbished railway arches), and student accommodation (comprising 131 studio beds) on the upper levels. The existing 2/3 storey MSSC building would also be converted through extensions and alterations to provide 9 new Class C3 residential units. The proposal is considered to react positively to a number of planning considerations in relation to land use policy. The existing front section of the site is not considered to perform a strategic role in the provision of coach station facilities. The scheme would deliver the reprovision of better quality office accommodation for the MSSC, ensuring that they will remain based on site in the future. Furthermore, the proposed increase in student accommodation above the 2013 extant permission would contribute to the strategic needs of the CAZ and perform a role in contributing to the vitality and sustainability of the CAZ as part of London’s world city offer. As part of this, the proposal also sees the refurbishment of railway arches that would contribute to the local commercial and retail offer. Where conditioned, or as otherwise secured within the recommendation, the student accommodation would be suitability managed as to have no detrimental impact on its neighbours. The provision of 9 new residential units, comprising two bedroom and family units within the MSSC building is also acceptable in principle. The quality and mix of units of the proposed residential element of the scheme is appropriate, given that it requires the conversion of a historic building. A further key consideration was the viability of the scheme and its ability to be policy compliant under the Council’s Small Sites Affordable Housing Policy. The scheme has been subject to an independently verified viability assessment which shows that the scheme would provide the maximum viable affordable housing contribution at current levels. The design of the new building has full regard to the particular heritage sensitivities for the site. It continues the line of the terrace, without competing with the detailing found at neighbouring sites allowing them to maintain a hierarchy of focus within the existing terrace. Furthermore, the element to the building, which increases the northern end of the building from the extent permission is respectful of the setting of the MSSC building and the wider conservation area. The use of materials is in the new building is sympathetic to the surrounding palette, and is used to break down the façade as well as pronounced physical set backs. The proposed extensions and alterations to the MSSC building equally ensure that its residential conversion has careful regard to its historic character. There are no amenity, transport or environmental concerns arising from the development which would not be addressed through appropriate planning conditions. The package of Section 106 contributions have been negotiated having full regard to the nature of the development, to the normal expectations conferred upon developers by the various planning policy documents, and to the statutory tests for Section 106 obligations set out in the Community Infrastructure Levy Regulations 2010. Officers consider that the development would be in general compliance with the Development Plan for the Borough and there are no material considerations of sufficient weight that would dictate that the application should otherwise be refused. Officers are therefore recommending approval of the scheme, subject to conditions and completion of a Section 106 Agreement in accordance with the presumption in favour of sustainable development conferred upon Local Planning Authorities by the National Planning Policy Framework (NPPF). OFFICER’S REPORT Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with (1) (i), (ii) and (iii) of the Committee’s terms of reference as it relates to a major application. SITE AND SURROUNDINGS 1.1 The application site is situated to the north of Lambeth Road, adjacent to railway arches that lie under the mainline railway between Waterloo and Vauxhall, running onwards to the Southwest; part of the application site includes three of five existing arches that straddle the site. 1.2 The site includes the Marine Society and Sea Cadets (MSSC) building at rear of No.202 Lambeth Road. The MSSC building was purpose built for the former Archbishop Temple’s Secondary School in 1904 and closed in 1974. The building is in Neo-Tudor style, two storeys in height in red brick with stone dressings, stone transom and mullion windows and slated pitched roof with gables. MSSC is accessed from Lambeth Road through the archway of No. 202. 1.3 Built at the same time as the former school in 1904 No.202 is also designed in Neo- Tudor style. Located along Lambeth Road No. 202 is a four storeys tall gatehouse in red brick terminating the end of the terrace. It has stone dressings and tracery with three heraldic shields, transom and mullion casement windows with leaded lights. A stone arch with decorated keystone at ground floor provides access to MSSC for vehicles and pedestrians. MSSC and No.202 are not statutory listed however both are particularly attractive buildings that make a positive contribution to the conservation area. 1.4 The site is located within the Lambeth Palace Conservation Area (CA10), one of Lambeth’s earliest and most significant conservation area designations.
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