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. The site is in proximity to designated heritage assets Lambeth Palace (Grade I Listed), Church of St Mary (Grade II* Listed), The Cottages (Grade II Listed) and Lambeth Palace Garden, a Grade II Registered Garden. The Grade II Listed terrace 204-214 Lambeth Road is to the west of the site. This group of designated heritage assets are located west and northwest of the site, separated by No 202 Lambeth Road and Archbishops Park.
1.5 The site is currently accessed by a dropped kerb junction with Lambeth Road, with a bus lane starting across the entrance to the site; there is a bus stop to the west of the site. An undercroft at ground level of No.202 Lambeth Road provides vehicular access to the MSSC building at the rear of the site.
1.6 The site is immediately adjacent to Archbishops Park, an English Heritage designated ‘Historic Park and Garden’ that is a site of nature conservation and importance which sits to the north east of the site.
Figure 1: Aerial view of the application site facing north
1.7 To the north of the site, is the five storey residential block known as ‘York House’ that looks over the Park, to which it shares a boundary. Similarly to the north of York House is a terrace of two storey properties at Penhurst Place, off Carlisle Lane.
1.8 To the south side of Lambeth Road the closest building is the five storey block at No.93 Lambeth Road, which sits at the corner with Pratt Walk. The other side of this junction houses the Metropolitan Police Central Communications Command Centre at No.109 Lambeth Road. Given the angle of the railway line as it crosses the site, there are no directly overlooked buildings. This side of Lambeth Road marks the northernmost extent of the Vauxhall Nine Elms and Battersea Opportunity Area.
1.9 The front part of the site is currently vacant of any buildings, but tarmaced as hard standing for use as a coach park (sui generis) with ancillary use of the arches. It slopes from north to south, with a 1.2m gradient change across the site. The arches under the railway line have ancillary use as offices to the coach park.
1.10 The site has excellent public transport connections with a Public Transport Accessibility Level (PTAL) of 6a. There are two Cycle Hire docking stations located to the west and east of the site along Lambeth Road, as well as being within walking distance of North Lambeth, Waterloo and Vauxhall tube stations. The site is within a Controlled Parking Zone (CPZ), zone ‘W’, with control between 08:30 to 18:30 Monday to Friday and 08:30 to 13:00 on Saturdays.
PROPOSAL
2.1 Full planning permission is sought development the site for a mixed-use scheme comprising a range of commercial and residential land uses.
2.2 The proposals include the erection of a new mixed-use 4-6 storey building and the refurbishment of three existing 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 on the upper levels. The existing 2/3 storey MSSC building would also be converted to provide 9 new residential units.
2.3 The scheme comprises the following main components:
Student accommodation over five upper levels accommodating 131 individual studio units, including amenity space for students on the site in the form of an internal amenity area at 4th floor level totalling 46.2m², with connection to a generous roof terrace. Provision of modern B1(a) office floorspace totalling 1158m² (1225m² inclusive of plant space) for use by the MSSC - relocation from the existing building. Refurbishment of the existing MSSC building to create 9 self-contained flats (7 x 2 beds and 2 x 3 beds). Refurbishment of three railway arches within the railway viaduct on the site to provide 282m² of flexible commercial floorspace (B1, A1 or A2). Parking for MSSC operational requirements, 7 off street residential parking spaces and 1 no. disabled car parking space for visitors to the student accommodation. Secure cycle parking for the residential units and visitor cycle spaces to meet the operational requirements of the commercial floorspace and student accommodation. Hard and soft landscaping around the existing and proposed buildings.
Figure 2: CGIs of the proposed development
Student Accommodation
2.4 The student accommodation consists of 131 studios over five floors from first floor to fifth floor level. An entrance and reception area on the ground floor leads to a central core in the building that provides access to all levels.
2.5 The proposed studio units range in size from 17 to 24m² (net internal area) and generally include a bed, wardrobe, storage, desk furniture and casual seating along with kitchen facilities and an en-suite bathroom suite with wash basin, WC and shower unit. 10% of the units are proposed to be wheelchair accessible.
2.6 There are areas set aside within the basement floor, first floor and fourth floor provide ancillary student facilities such as a management office, laundry and common rooms. The basement will also provide 80 cycle parking spaces and refuse storage for student use.
Figure 3: Indicative floor plans of the student accommodation
Figure 4: Proposed west (top) and north (bottom) elevations
Commercial Uses and MSSC decant
2.7 There is currently has 1927m² of commercial floorspace on site. The scheme proposes the relocation of the MSSC headquarters to within the new building at basement and ground floor levels.
2.8 The scheme proposes a total of 1,440m² (GIA) of commercial floorspace across the application site. This comprises 1,158m² (1,225m² inclusive of dedicated plant areas) of Class B1 office space within the basement and ground floor of the new building, and within the three refurbished railways arches where 282m² of flexible commercial floorspace is proposed including Class A1, A2 and B1(a) or (b) uses. 2.9 The refurbishment works to the arches will consist largely of stripping out and upgrading the existing internal archway spaces to ‘shell and core’ along with improved frontages and associated access doors. The proposals will maintain a means of escape to the laneway or ‘mews’.
2.10 Access to the proposed MSSC offices would be directly from the Lambeth Road and the refurbished arches will be from the mews laneway between the new building and the arches themselves. This mews laneway is proposed to be controlled using an appropriately designed security gate, which will remain open during normal working hours for staff, visitor and to allow students to access the main entrance to their accommodation which is now located along the mews. Out of working hours the gates will have a fob operated lock available to the staff of the commercial units and students living in the block.
Figure 5: Proposed ground floor plan
Figure 6: Proposed basement floor plan
Figure 7: Floor plan of the student entrances, arches and ‘mews’.
Figure 8: CGI of the proposed ralway arches
Residential Accommodation
2.11 Nine new self-contained residential units are proposed to be located within the existing MSSC building. The accommodation will be comprised of 7 x 2 bedroom units and 2 x 3 bedroom units. Each unit will be spread across two or three storeys (including the existing basement) and have access to private outdoor amenity space.
2.12 In order to facilitate the conversion of the building external alterations are proposed which comprise new dormer windows, doors, terraces, and replacement windows as well as the removal of external steps.
Figure 9: Proposed external alterations to the MSSC building
Figure 10: Proposed ground floor of the MSSC building
Figure 11: Proposed first floor plan of the MSSC building
2.13 The primary access to these residential units will be via the gatehouse archway at 202 Lambeth Road. This archway allows vehicular access as well as pedestrian access, and can accommodate vehicles up to the size of large transit vans and minibuses.
2.14 Seven car parking spaces are proposed for residential units. Cycle parking is provided at the rear of the building in an external storage space.
PLANNING HISTORY
Coach Park Site and Arches 174-176 Lambeth Road
3.1 Application for ‘installation of three single storey portacabins on site to replace existing’ approved July 2000 (ref: 00/00244/FUL).
3.2 Application for ‘installation of galvanised roller shutter doors to arches East and West elevations along with associated alterations’ approved May 2002 (ref: 02/00707/FUL).
3.3 Application for ‘change of use from warehouse (Use Class B8) to car rental business (Sui Generis), together with alterations to front elevations of arches’ approved January 2008 (ref: 07/04726/FUL).
3.4 Application for ‘redevelopment of site consisting of the erection of a four to six storey building to accommodate one 143 sq. m commercial unit (Use Class A1, B1 and D1), student ancillary areas and plant at ground level and 100 student bedspaces on the upper levels; refurbishment of three existing railway arches to accommodate two commercial units totalling 210 sq. m (Use Class A1, B1 and D1) and cycle and refuse storage; and the provision of one no. disabled parking space, visitor cycle parking and landscaping’, Approved in August 2013 (ref: 13/01343/FUL).
202 Lambeth Road
3.5 Application for ‘use of main building and annexe building as offices along with residential use of gatehouse building [Retrospective application]’ withdrawn May 2003 (ref: 03/00355/FUL).
3.6 Application for a ‘Certificate of Lawfulness (Existing) in respect of the use of the main building and the first floor of the annexe building located east of the main dwelling 202 Lambeth Road as offices (Class B1)’ approved May 2003 (ref: 03/01370/LDCE).
CONSULTATIONS
Statutory Consultees
4.1 Thames Water – No objection Waste Comments 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.
A condition should be imposed requiring that no impact piling shall take place until a piling method statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the local planning authority in consultation with Thames Water. Any piling must be undertaken in accordance with the terms of the approved piling method statement.
Water Comments Thames Water recommend the following informative be attached to this planning permission. Thames Water will aim to provide customers with a minimum pressure of 10m head (approx. 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.
4.2 The Environment Agency – No objection Flood Risk Assessment and flooding information We note that some of the flooding information contained within the submitted FRA by JMP Consultants Ltd (dated 15 May 2015 with reference ST15234) – namely, the information obtained from the Environment Agency relating to modelled flood extents and levels has been superseded, because our tidal River Thames flood modelling has been updated – to take account of the Thames Estuary 2100 (TE2100) project – since the information was obtained. We expect to review an up-to-date FRA for any planning application, in order to ensure that the ‘best available’ flooding information has been considered. However, on this occasion, we are adopting a pragmatic approach by not objecting to this planning application, as we believe that the production of an updated FRA would not materially alter our stance on the proposed development.
Flood mitigation measures EA are pleased to note that ‘more vulnerable’ residential accommodation will be located at the first floor level and above within the newly erected element of the development proposals, with only ‘less vulnerable’ office space located at the ground floor and lower ground floor (basement) levels, as indicated within the description of the planning application itself and as confirmed within the submitted FRA. EA also note that ‘more vulnerable’ residential accommodation will be located at the ground floor level and above within the converted MSSC building element of the development proposals, but with sleeping accommodation located at the first floor level and above, as stated within the submitted FRA.
We recommend that a flood response plan (or flood warning and evacuation plan) is prepared and submitted to the Local Planning Authority for approval, as referred to within the submitted FRA.
Groundwater and land contamination EA note that the site is located over a Secondary Aquifer. However, they do not consider these development proposals to be high risk, therefore, on this occasion, we will not be providing detailed site-specific comments with regards to contamination issues for this site. Nevertheless, they would appreciate being informed if contamination is subsequently identified that poses a significant risk to controlled waters.
4.3 Historic England – No objection Although the NPPF envisages evaluation being undertaken prior to determination, in this case consideration of the nature of the development, the archaeological interest and/or practical constraints are such that a condition could provide an acceptable safeguard. A condition is therefore recommended to require a two-stage process of archaeological investigation comprising: first, evaluation to clarify the nature and extent of surviving remains, followed, if necessary, by a full investigation.
4.4 Tree Officer – Objection The proposed development would result in the loss of sycamore tree (T1) which is considered by the council to be a good Category B (the Arboricultural Report identifies it as a Category C).
With regard to the pittosporum tree (T2), the tree officer is less concerned. However the tree is considered to be a lovely specimen of unusually large girth and removing it after many decades because it is now deemed by someone as poorly positioned seems a shame. Perhaps it can be transplanted but this may be practically too onerous due to its proximity to the building.
4.5 Designing Out Crime Officer – No objection In the basement there is a door connecting the MSSC and Student staircore - separate access and egress is recommended. The Fire Strategy and Security strategy for the site and buildings should complement each other - enabling prompt evacuation from all areas in the case of fire but also providing robust security for the various uses and buildings.
The design of the building at ground floor creates a strip of dead space as people walk from the street to the student entrance core. This is a consideration at night and out of office hours, as residents approach the building. This area will require robust access control system, gates designed to reduce easy climbing access, BS 5489 - 1:2013 external security lighting and CCTV coverage to mitigate risks.
With regard to the change of use for the rear conservation building and the railway arches - The site abuts Bishops Park and the boundary is very low, providing easy access in to the rear gardens, parking and amenity areas. These areas will also require robust access control system, boundary to reduce easy climbing access, BS 5489 - 1:2013 external security lighting and CCTV coverage to mitigate risks.
Street side blank façade on the long arch (167m2) - This arch is situated at the road entrance and there is the opportunity to create an active frontage. Rear entrances generally provide a dead wall and the three arches shown all appear to do this. In such places there is the tendency to store wheelie bins and refuse, detracting from the environment and reducing natural surveillance.
Should officers be minded to support the application then Secured by design New Homes 2014 minimum standards for physical protection are recommended for the entire development (New build, refurbishment & change of use) to reduce the likelihood of opportunistic crimes such as burglary, theft and damage.
Adjoining owners/occupiers
4.6 A total of 170 residents were consulted in writing on 12 August 2015. Site notices were displayed from 26 August 2015 and the application was advertised in the local paper on 21 August 2015. The formal consultation period ended on 16 September 2015.
4.7 In response to consultation process, there has been one letter of objection received from a local resident. At letter of support was also received from the Martine Society and Sea Cadets.
4.8 Any comments received after the publication of this report will be reported (1) by way of addendum; and/or (2) verbally at Committee.
4.9 A summary of the concerns raised is set out in the table below:
Summary of objections Officer’s Response
Design The proposed new building is too close to the Please refer to the design section in 6.2 of existing MSSC building and would spoil its this report. appearance and character.
Amenity The new building would obscure the view of Please refer to paragraph 6.2.35 of this St Paul’s Cathedral from the mansard report. extension at No.204 Lambeth Road.
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 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.
5.3 The development plan in Lambeth is the London Plan (MALP 2016) and the Lambeth Local Plan (September 2015).
5.4 This 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.
The London Plan (MALP 2016) 5.5 Provided below is a list of the policies considered relevant in the determination of this planning application:
Policy 1.1 Delivering the strategic vision and objectives for London Policy 2.10 Central Activities Zone – strategic priorities Policy 2.11 Central Activities Zone – strategic functions Policy 2.12 Central Activities Zone – predominantly local activities Policy 3.1 Ensuring equal life chances for all Policy 3.3 Increasing housing supply Policy 3.4 Optimising housing potential Policy 3.5 Quality and design of housing developments Policy 3.6 Children and young people’s play and informal recreation facilities Policy 3.8 Housing choice Policy 3.9 Mixed and balanced communities Policy 3.10 Definition of affordable housing Policy 3.11 Affordable housing targets Policy 3.12 Negotiating affordable housing Policy 3.13 Affordable housing thresholds Policy 3.15 Coordination of housing development and investment Policy 3.18 Education facilities Policy 4.1 Developing London’s economy Economic sectors and workspaces Policy 4.2 Offices Policy 4.3 Mixed use development and offices Policy 4.9 Small shops Policy 4.10 New and emerging economic sectors Policy 4.11 Encouraging a connected economy Policy 4.12 Improving opportunities for all Policy 5.1 Climate change mitigation Policy 5.2 Minimising carbon dioxide emissions Policy 5.3 Sustainable design and construction Policy 5.4 Retrofitting Policy 5.7 Renewable energy Policy 5.8 Innovative energy technologies Policy 5.9 Overheating and cooling Policy 5.10 Urban greening Policy 5.11 Green roofs and development site environs Policy 5.12 Flood risk management Policy 5.13 Sustainable drainage Policy 5.14 Water quality and wastewater infrastructure Policy 5.15 Water use and supplies Policy 5.17 Waste capacity Policy 5.18 Construction, excavation and demolition waste Policy 5.21 Contaminated land Policy 6.3 Assessing effects of development on transport capacity Policy 6.5 Funding Crossrail & other strategically important transport infrastructure Policy 6.8 Coaches Policy 6.9 Cycling Policy 6.10 Walking Policy 6.13 Parking Policy 7.1 Lifetime neighbourhoods Policy 7.2 An inclusive environment Policy 7.3 Designing out crime Policy 7.4 Local character Policy 7.5 Public realm Policy 7.6 Architecture Policy 7.8 Heritage assets and archaeology Policy 7.13 Safety, security and resilience to emergency Policy 7.14 Improving air quality Policy 7.15 Reducing and managing noise, improving and enhancing the acoustic environment and promoting appropriate soundscapes Policy 7.19 Biodiversity and access to nature Policy 7.21 Trees and woodlands Policy 8.2 Planning obligations Policy 8.3 Community infrastructure levy
Lambeth Local Plan (2015) (‘LLP’) 5.6 Provided below is a list of Local Plan policies considered to be most relevant to the determination of this application:
D2 (Presumption in favour of sustainable development) D4 (Planning obligations) H1 (Maximising housing growth) H2 (Delivering affordable housing) H4 (Housing mix in new developments) H5 (Housing standards) H6 (Residential conversions) H7 (Student housing) ED2 (Business, industrial and storage uses outside KIBAs) ED3 (Large offices) ED5 (Railway arches) ED7 (Evening economy and food and drink uses) ED9 (A2 uses) ED10 (Local centres and dispersed local shops) ED11 (Visitor attractions, leisure, arts and culture uses) ED14 (Employment and training) T1 (Sustainable travel) T2 (Walking) T3 (Cycling) T4 (Public transport infrastructure) T5 (River transport) T6 (Assessing impacts of development on transport capacity) T7 (Parking) T8 (Servicing) T9 (Minicabs, taxis and private hire vehicles) T10 (Telecommunications) EN1 (Open space and biodiversity) EN4 (Sustainable design and construction) EN5 (Flood risk) EN6 (Sustainable drainage systems and water management) EN7 (Sustainable waste management) Q1 (Inclusive environments) Q2 (Amenity) Q3 (Community safety) Q5 (Local distinctiveness) Q7 (Urban design: new development) Q8 (Design quality: construction detailing) Q9 (Landscaping) Q10 (Trees) Q11 (Building alterations and extensions) Q12 (Refuse/recycling storage) Q13 (Cycle storage) Q15 (Boundary treatments) Q16 (Shop fronts) Q20 (Statutory listed buildings) Q21 (Registered parks and gardens) Q22 (Conservation areas)
5.7 Local Guidance / Supplementary Planning Documents:
Lambeth Building Extensions and Alterations (2015) London Housing SPG (March 2016) Central Activities Zone SPG (March 2016)
PLANNING ASSESSMENT
6.1 Land Use
6.1.1 The application site is located within the London Plan Central Activities Zone (CAZ) and Thames Policy Area. It is not within a Key Industrial and Business Area (KIBA).
6.1.2 The application proposes the introduction of student accommodation and nine new residential units, 1,158sqm of office accommodation for the MSSC and conversion of three railway arches to accommodate 282m² of flexible commercial floorspace (Use Class A1, A2, B1(a) and (b)).
6.1.3 Each element of the proposals are considered below in the context of the Development Plan – London Plan (MALP 2016) and Lambeth Local Plan (2015) (‘LLP’).
Loss coach parking / provision of new student accommodation
6.1.4 The proposed student accommodation would take the form of 131 studio bed units together with ancillary facilities and would be located on a ‘brownfield site’ previously used for coach parking and storage. The site is situated within the CAZ, as designated under the London Plan. Sites within the CAZ are sought to enhance and promote the unique international, national and London wide role of the CAZ, supporting its rich mix of both local and strategic uses. The loss of the coach parking use from the site is required to be assessed, with reference to London Plan Policy 6.8, in terms of the site’s strategic contribution to coach station facilities across the city. It should be noted that the loss of the coach parking use was previously considered and accepted as part of the extant permission.
6.1.5 The site was used by Contiki Travel between 2008 and December 2013, but this ceased when their lease expired. The site has since been informally used for the storage of building materials. The worldwide travel company that previously occupied the site specialised in international tours from London to Continental Europe. They used the site for the servicing and temporary parking of up to twenty of their coaches, together with use of three railway arches for storage and administration. The site was used for pick up or drop off points, these being from Russell Square. The Coach operator found an alternate site to meet with operational requirements and in the absence of achieving a strategic role in respect of coach station facilities, the loss of coach parking at the site is still considered acceptable in principle and is not contrary to the objectives of London Plan Policy 6.8.
6.1.6 LLP Policy H7 deals with the provision of new student housing. The policy states that the council will seek to manage the development of sites for student housing to ensure the availability of land to meet priority housing and employment needs and the achievement of mixed and balanced communities.
6.1.7 The principle of the provision of student accommodation on the site has previously been accepted under the extant scheme (ref: 13/01343/FUL), which was granted for the provision of 100 units of student accommodation. The provision of additional student units, which would take the total up to 131 bedspaces. 6.1.8 There has been a change in planning policy since the previous planning consent, with the adoption of the LLP. The requirements of Policy H7, which is used to determine proposals for new student accommodation, are considered below.
6.1.9 In terms of Part (i) of Policy H7, as identified above, the site benefits from an extant permission which deemed the site as being acceptable for the delivering new student accommodation and the loss of coach park has been justified by the applicant. The development is also truly ‘mixed-use’, through providing office floorspace, Class C3 residential units and flexible uses within the railway arches in addition to the student accommodation, which complies with Part (ii) of H7.
6.1.10 Part (iii) of Policy H7 requires for the applicants to provide evidence of a linkage with one or more higher education institution (HEI) in Lambeth, or within a reasonable travelling distance of Lambeth, funded by the Higher Education Funding Council for England, including confirmation that the proposed rental levels for the student accommodation are supported by the linked HEI(s). As with the extant permission, the applicant has provided a list of specific educational institutions which through a clause in a S106 Agreement would ensure that the land/buildings are occupied by members of these specific institutions. This ensures that the proposals remain in line with Part (iii) of Policy H7 and London Plan (paragraph 3.53B).
6.1.11 With regard to student housing in the local area, there is the Urbanest building (containing 1,093 beds) at 199 Westminster Bridge Road, which was completed last year and benefitted from planning consent (ref: 12/04421/FUL) when the extant permission for 100 student beds on this site was granted permission. Furthermore, Archbishop’s Park has recently been granted permission for significant improvement works. The additional 31 bed spaces proposed by this scheme over the extant scheme is therefore considered not to be detrimental to local amenity or the balance and mix of uses in the area or place undue pressure on local infrastructure, in line with Part (iv) of Policy H7.
6.1.12 The student accommodation would be provided to the upper floors, with its presence visible from the street with lobby entrance opposite the main access to the site. A single core within the interior of the footprint would provide access to the upper floors, passing communal amenity areas. No cluster flats are however included within the scheme, which follows the proposals of the extent permission and is therefore deemed acceptable in this instance. There however would be a range of student rooms, including ten per cent for disabled persons, which is broadly in line with Part (vi) of Policy H7. All of the studio rooms would have storage cupboards, en-suite bathroom with wash hand basin, WC and shower unit and a fitted kitchen. An appropriate level of internal and external amenity space is accommodated across the building. The proposals provide a high quality of accommodation that meets the required space standards and are adaptable to an alternative residential use in the future, in line with Part (vii) of Policy H7. 6.1.13 In summary, whist there has been a change in planning policy since this decision there remains policy support for the proposed additional quantum of student housing accommodation on this site. The student accommodation should be secured in perpetuity by planning obligation in a s106 Agreement relating to the use of the land and its occupation by members of specific educational institutions, as required by Policy H7(iii). The student accommodation should also be restricted to this use to ensure that it is not converted into Class C3 Housing and subject to a Student Management Plan (SMP), which the applicants has formally agreed to.
Office accommodation (conversion of MSSC and the provision of new floorspace)
6.1.14 The application states that there is 1,266sqm of useable or ‘lettable’ commercial floorspace currently available within existing MSSC buildings. However, much of the existing outbuilding as well as a large portion of the main building at basement level and some areas at ground and first floor level, were excluded from the floorspace calculations. The Design and Access Statement indicates that the current GIA within the two MSSC buildings is 1,927sqm. Therefore the scheme is identified as resulting in a net shortfall of circa 770sqm of B1 floorspace being re-provided in this proposal.
6.1.15 LLP Policy ED2 sets out policies to ensure a stock of sites and premises is maintained in business use across the borough. With reference to part (b) of the policy, the loss of land or floorspace in B class use or in employment-generating sui generis use will not be supported unless clear and robust evidence is submitted which shows there is no demand for the floorspace. Where a reduction in floorspace is proposed applications must demonstrate that the development provides the maximum feasible proportion of B1 floorspace for the site and, where appropriate, suitable for occupation by small and medium-sized enterprises. Part (c) of the policy supports mixed-use development where the existing quantity of B class floorspace is replaced or increased.
6.1.16 At the request of officers the applicants have submitted additional supporting information in order justify the net shortfall in B1 floorspace which would result from the residential conversion of MSSC building. This information was duly provided and states that as a result of the building’s historic structure and form, much of the existing floorspace is currently unusable and cannot be let out on a commercial basis and further that it would be difficult to adapt the building to the requirements of a modern day office user without conflicting with design and conservation policies. The letter of support for the proposed scheme from the MSSC confirms this statement. This emphasises that the existing building is now not suited to the MSSC’s needs, and that the new office space will provide them with modern, accessible space that better meets their requirements and will accommodate their existing staff and tenant organisations, with the capacity to accommodate additional staff in the future. A letter from Rolfe Judd confirms that the new offices will be fitted out by the applicant to turn-key standard. 6.1.17 LLP Policy ED2 requires the replacement of existing B class floorspace, in quantitative terms, where redevelopment is proposed. However, in this case consideration can also be given to paragraph 6.15 of Policy ED3. This states that where B1 office floorspace is to be replaced on an appropriate site in the near vicinity, the council will consider a reduction in total floorspace if the new development proposes floorspace of equivalent or better functionality to address new ways of working with appropriate supporting evidence provided. Officers consider that it is appropriate to accept a reduction in office floorspace on this basis, having regard to the specific circumstances of the proposal as set out in the application, and in particular the additional supporting statements.
6.1.18 The supporting information makes it clear that the owners of the site fully intend to provide the new office floorspace for the MSSC. The Council support this aspect of the scheme and the applicant has agreed to a planning obligation in the S106 which requires that the MSSC are offered the floorspace in the first instance.
6.1.19 Where mixed-use development is proposed the commercial and residential elements of the development should be made available for occupation at the same time (Policy ED2(c)). It is considered appropriate to require a planning obligation in the S106 that the office floorspace is built out to turn-key standard to ensure it can be occupied soon after the building has been completed.
Residential accommodation and affordable housing
6.1.20 The scheme would provide 9 residential units (Class C3) through the conversion of the existing MSSC building. The principle of new residential accommodation is supported in this location.
6.1.21 The development proposes a mix of 7 x 2-bed units and 2 x 3-bed units within the building. The 2-bed units range between 106sqm and 247sqm and the 3-bed units are 162.6sqm and 274sqm. The mix and size of units has been informed by a number of factors, namely the historic nature of the building and its value to character of the conservation area requiring less intrusive external works and extensions and flood guidance in the area restricting bedrooms to first floor level or above. Officers consider that these influencing factors adequately justify the proposed size and mix of dwellings.
6.1.22 As of 1st October 2015 new technical standards were applied to new residential development. These standards replace those previously set out in London Plan Policy 3.5. The proposed development meets and in places exceeds all relevant standards, including internal minimum space standards and floor to ceiling heights for all residential dwellings. 6 out of 9 units will be dual aspect, which given the design constraints of the existing building is in this instance considered to be acceptable. All of the single aspect units would however benefit from being over two levels of generous size (between 119.3sqm and 247sqm) and have large garden spaces. Two of the units would be west facing and have views onto Archbishops Park. The proposals are considered to be acceptable in terms privacy through the positioning of windows in relation to both existing buildings and the development itself. 6.1.23 As discussed above, the conversion of the MSSC building is limited in so far as the total number of units which are achievable within the building are governed by the historic character of the building and issues relating its location within flood risk zone 3. Whist the building is not considered to be capable of delivering 10+ units, the Class C3 residential element of development is required make a financial contribution towards the delivery of off-site affordable housing under the Small Sites Affordable Housing requirement of LLP Policy H2(ii).
6.1.24 As part of the submission applicants provided a viability assessment which sought to demonstrate that the scheme could deliver a zero contribution towards affordable housing. On behalf of the Council, BNPP provided an independent assessment of the viability calculations, which identified a number issues with the values and assumptions made by the applicants. Further information was provided by the applicants which was given careful consideration by BNPP and it is identified that the scheme viably provide a payment in lieu of £382,733. The applicants have agreed to this contribution through a planning obligation in the Section 106 Agreement.
Flexible Uses within Railway Arches
6.1.25 LLP Policy ED5 supports B class and appropriate sui generis uses in railway arches outside London Plan opportunity areas and town centres. Paragraph 6.23 advises that while the policy indicates the types of alternative uses supported within railway arches in particular locations it does not preclude other uses where appropriate to the location, subject to other development plan policies.
6.1.26 While the inclusion of commercial uses within the railway arches is welcomed, in this location, and given the site is viewed as employment generating land, the provision of B1 floorspace should be maximised. Whilst the flexible permission on each of the three commercial units would not guarantee the re-provision of any ‘employment uses’ within the arches as defined in planning policy the extant permission previously accepted the provision of flexible commercial floorspace in this location. Furthermore, this will enable for the units to be marketed to a wider range of potential occupiers.
6.2 Urban Design and Conservation
Townscape Assessment
6.2.1 The scale, mass and layout of the proposal are broadly similar to the extant permission (13/01343/FUL). The extant scheme proposed a part four, part five and part six storey building. The main difference between the current proposal and the extant permission is it now includes the MSSC site. Combining the land adjacent to No.202 the MSSC site has presented the applicant with the opportunity to extend the permitted development to provide office space and additional student accommodation by demolishing an existing two storey, free standing annexe within the MSSC site. The additional element would be part four, part five and part six storey in height physically connected to the extant scheme at the northern end. 6.2.2 Lambeth Palace Conservation Area is interesting and diverse in scale and architectural style. To the east of the CA, (north of the subject site) is the housing complexes of York House, a substantial five storey block and Penhurst Place, a two storey terrace front onto the park. Aside these is the MSSC building which is proposed to be retained and refurbished for residential use. Visible behind these buildings and blocking all other views east is the railway viaduct serving Waterloo Station. To the south, the rear elevations of No 202-214, 216 and Brian Creamer House ranging between three and four storey in height face onto the park. Lambeth Palace and St Mary’s are located in the south western corner of the CA. In their background the large buildings of Parliament View (10 storeys), Police Support Headquarters (6 storeys), Novotel (7 storeys) and Royal Pharmaceutical Society (6 storeys – currently under demolition) can be seen. To the west lie St Thomas’ Hospital, and north Stangate House (14 storeys) and Canterbury House (9 storeys).
6.2.3 As described above, the immediate context has a mixed character with buildings of varying scale, building layout and alignment. For this reason the proposal standing at four, five and six storeys building would not appear out of context in the surrounding context or dominant within this existing mixed townscape.
6.2.4 The proposal would have the same visual impact as the extant scheme when seen from Lambeth Road. The proposal would be four storeys along Lambeth Road with an additional two storeys at roof level stepped back from the building frontage. Four storeys along the frontage accords with the scale of other development within terrace and is considered acceptable. The proposed parapet would align with the lower incline of the mansard roof at No.204 creating a connection with the rest of the terrace. The proposed parapet would sit well below the parapet and pilasters at No.202, allowing the gable end frontage to retain its hierarchy within the streetscene. The fifth floor will be set back 2m to 5m from the Lambeth Road elevation and would be 5m from the adjoining No.202. The sixth floor is set back even further between 5.5 and 11.5m. The set back of the upper storeys along the Lambeth Road frontage should reduce the developments perceived mass when viewed from the street.
6.2.5 The upper two storeys with their various sets backs and angles would create a highly modelled form seen in the backdrop of No.202 when looking east down Lambeth Road. You would also get a view of the upper storeys when standing directly across the road from the site along Lambeth Road (adjacent to the viaduct). CGI views have been submitted and show that whilst the upper storeys will be seen they will not dominate the gable roof form at No.202 which would still be clearly recognisable against the modern form of the upper storeys. The CGI view shows the view adjacent to the viaduct and contrasts the upper storeys with the four storey formal frontage creating an interesting juxtaposition.
6.2.6 The proposal would also be visible in views looking west along Lambeth Road. Given that the proposal would be seen in the backdrop of locally listed buildings 178 and 180 Lambeth Road and considering the increased length and height of the proposal compared with the extant scheme it would be useful for the applicant to provide a view looking west from the area between Briant House and Ferrybridge House. 6.2.7 In assessing the impact of the development on Archbishops Park Officers have paid special regard to the setting of the park and views out of the park. The park is largely rectangular shaped and aligned north east to south west together with Lambeth Palace Garden located along its western boundary form the centre of the Lambeth Palace Conservation Area. The park is framed on almost every side by buildings, contributing to the sense of space and nature in the park. Whilst there are no physical structures between the land adjacent to the gatehouse and the MSSC the five storey blocks of Copeland House and Ferrybridge House fill the visual gap between the Gatehouse and MSSC also framing and enclosing views from the park. When viewed from Archbishop’s Park the site is screened to a large degree by a collection of trees. The site is more visible during the autumn and winter months, but no more that the consented scheme, as shown below in Figure 12.
Figure 12: CGIs of the consented and proposed buildings from Archbishop’s Park
6.2.8 The subject site sits beyond the south east corner of the park separated by the rear gardens of Nos.204–208 Lambeth Road and The Marine Society, and the proposal would be quite some distance from the park. There are a number of other substantial buildings that are located around the perimeter and which form the backdrop to the park most notably York House, Stangate House, Canterbury House, St Thomas’ and Parliament View. 6.2.9 At a distance of 34m it is unlikely that the proposed building of six storeys when viewed from the park would appear dominant particularly when considered in context with other development in the vicinity of the park. Furthermore, the ‘additional’ part of the building would sit directly behind the MSSC building and be a maximum height of five storeys and barely perceptible over the MSSC roof. The attractive roof profile and visual prominence of the MSSC building in the foreground would not be overwhelmed by the proposed student accommodation block in views from the park.
Lambeth Palace and Gardens
6.2.10 The proposal due to its distance from Lambeth Palace and its gardens would not impact on the elements of setting that contribute to the heritage assets significance.
6.2.11 Overall the proposed scale and mass of the student accommodation and office block would respond to buildings along the Lambeth Road and would not overwhelm the MSSC building in views from the park. The table below describes the impact on views/setting of designated and undesignated heritage assets following guidance within Historic England’s ‘Seeing History in the View’ (2011)
Value of Individual Value/ Importance of Magnitude of Impact NPPF – if adverse Asset (Table 1 – view (Table 2 – on Heritage ‘Less than Seeing History in Seeing History in the Significance substantial harm’ the view) view) within the view (Table or ‘substantial 3 – Seeing History in harm’ the view) Lambeth Road (Looking East) – None (Listed Terrace Medium (Listed Medium (Listed Setting of Grade II & CA) – does not Terrace) Terrace) Listed buildings of affect the heritage n/a
204-214 Lambeth values of the heritage Medium (CA) Medium (CA) Road & CA. assets in the view
Archbishop’s Park None (MSSC, Listed Medium (MSSC) Medium (MSSC) (Looking East) – Terrace & CA) – does
Impact on setting not affect the heritage Medium ( Gr II Medium (Gr II of MSSC, Listed values of the heritage Listed Terrace) Listed Terrace) n/a Terrace and CA assets in the view and
the ability to Medium (CA) Medium (CA) appreciate those
values Lambeth Palace and Gardens High (Lambeth High (Lambeth (Looking South Palace and Palace and None (Lambeth West and West) – Gardens) Gardens) Palace/Gardens, Impact on setting Grade I Grade I Cottage & CA) – of Lambeth does not affect the n/a Palace and Low Low heritage values of the Gardens, The (Cottages) (Cottages) heritage assets in the cottages and CA view Medium (CA) Medium (CA)
Building Line
6.2.12 LLP Policy Q7 states that new development will generally be supported if it has a bulk, scale/mass, siting and building line and orientation which adequately preserves or enhances the prevailing local character. The submitted plans show that the proposal will continue the established building line created by Nos.202 – 214 Lambeth Road. Buildings that relate to a common building line reinforce and define the street; it should also allow the proposal to integrate into the streetscene successfully.
Appearance and Materials
6.2.13 Paragraph 60 of the NPPF states that planning policies and decisions should not attempt to impose architectural styles or particular tastes and they should not stifle innovation, originality or initiative through unsubstantiated requirements to confirm to certain form or styles. It is, however, proper to seek to promote or reinforce local distinctiveness. This is echoed in LLP Policies Q5 and Q7. The applicant has retained and continued the contemporary aesthetic approved as part of the extant permission. The proposal would have well-proportioned windows with generous reveal depths creating depth and shadow to elevations. The Lambeth Road frontage has a more formal arrangement of windows responding to the formality of the Georgian terrace.
6.2.14 Student accommodation typically relies of a modular layout which can often result in overly repetitive window openings and elevations. The applicant has sought to address this by alternating window positions and grouping windows together. The slate and glass upper storey creates a defined top/roof to the development and being set back from the brick frontage also helps to break up the mass of the building. The detailing of the slate/ glass top and windows will require careful detailing and as such should be conditioned.
6.2.15 A recessed vertical brick channel is included in the Lambeth Road frontage (south elevation) at the request of Historic England as part of the extant scheme. The vertical recess has been retained within the current scheme.
6.2.16 Policy Q5 states that local distinctiveness can be sustained and reinforced through materials. This is echoed in The NPPF which states that in determining applications LPAs should take account of the desirability of new development making a positive contribution to local character and distinctiveness (Para.131). The applicant proposes a restrained material palette comprising yellow stock brick, slate and glass. The proposed materials resonate strongly with the materials typically seen in the area and as such should reinforce local distinctiveness.
6.2.17 An important character of the area is the predominant use of stock brick which was first seen in the Tudor buildings at Lambeth Palace. The DAS states that ‘The Marine Society buildings are in contrasting red brick which reinforces their atypical architecture. Part of the architectural approach is to ensure this contrast continues to be perceived’. For this reason a yellow rather than red brick is proposed which is a sensible approach. The DAS suggests Danehill Yellow facing brick as an appropriate choice. Officers would need to see a physical sample before the sample could be considered an appropriate choice. A condition requesting brick samples and details of mortar colour and pointing could be conditioned. 6.2.18 Natural slate is the main roofing material, seen through the use of the Welsh-slate roofing on most of the 19th Century buildings in the area. In this instance the combination of slate and back painted glass would be used in a distinctive contemporary way. The matt and reflective elements of the slate and dark glass would create a textured surface to the façade and should create an additional layer of interest to the building. Slate would also be used in the detailing of windows within the brick façade, creating a visual relationship between the buildings brick base and the slate top. Details relating to the type of slate proposed can be sought through planning condition.
6.2.19 In general the proposal manages to respond to local distinctiveness through the use of materials that characterise the conservation area whilst designing a contemporary building.
MSSC building
6.2.20 The scheme retains and refurbishes the MSSC building. The proposal would result in an increased length and mass of the student accommodation block when compared with the extant scheme. The student block would align with the building line of the approved scheme along the eastern elevation, and step back approximately 3m away from the viaduct, adjacent to the boxing club premises. Along the western elevation the proposal would also follow the approved building line however the building line steps back twice between 3m and 4m in the area directly south of the MSSC building. The set backs not only site the student block away from the MSSC building but also serves to reduce the width of the student block, as result reducing the overall massing of the block towards the northern apex of the site.
6.2.21 Officers raised concerns regarding the relationship between the MSSC building and student block during pre-application discussions. The current scheme demonstrates that the student block has been set back from MSSC from 2m distance to 5m; the overall height has also been reduced by a storey. A number of CGI’s have been provided which show the relationship between the two buildings. Officers have carefully considered the immediate setting of the MSSC which is currently compromised by the visual dominance of parking, stark and poor private realm and the unsightly annexe located very close to the MSSC. The immediate setting is quite poor. Whilst the student block would increase in presence due to the proposed increased mass and height compared to the extant scheme it would not overwhelm the MSSC. The general appearance of the student block and the well considered semi-private realm would improve the immediate setting of the MSSC. 6.2.22 Whilst the general appearance of the student block is acceptable officers have some concerns regarding the detailed design of the west elevation opposite the MSSC building. The student block has a consistent and clear architectural language; throughout the student block grey textured skin comprising slate and back painted glass is used as a secondary skin reinforcing the recessive appearance of façade setbacks and defining the roof. This is generally successful in reducing the overall visual mass of the proposal. However on the west elevation brickwork and the grey skin would be flush with brickwork rather than recessed deviating from this set architectural feature and as such may appear odd. Officers recommend setting the grey skin back from the brick façade in order to break up this element façade to improve the setting of the MSSC building as well as to maintain the integrity of the design.
Refurbishment of MSSC building
6.2.23 The retention of the MSSC building which is a positive contributor to the conservation area is commended. Overall the alterations to the building which include new dormer windows, doors, terraces, windows as well as the removal of external steps are generally considered acceptable and would not detract from the historic character of the building.
6.2.24 The scheme proposes to replace all of the windows with Crittal W20 section frames and clear double glazed units. The bathroom windows in each property would be obscurely glazed. Where the walls meet the window panes, at the rebuilt stairs between Units 1 & 2, the existing fenestration will be retained and the centre window fitted with blacked out glass to match the similar existing condition where floors cross windows. These measures are considered to be appropriate.
6.2.25 The refuse for the residential units would be stored at the gatehouse entrances as was the intention for this to be within the Council’s refuse vehicle collection distance from Lambeth Road. The refuse storage for the residential units requires 3no 360 litre wheelie bins for waste and 2 x 360 litre bins for recycling which is a substantial reduction in the number of bins currently stored in this area for the MSSC offices.
Location of Uses/entrances
6.2.26 The general layout and location of uses on the site is considered acceptable. The location of the MSSC office, reception and entrance directly accessed from Lambeth Road should animate and provide natural surveillance of the street. The student accommodation entrance would be located along the east elevation opposite the viaduct. The entrance would be secure with a generous lobby. Lighting and secured gates would provide additional security in the evening/night. To ensure that that the entrance route into the student block is safe and welcoming for students, quality paving as well as improved railway arch frontages, adequate lighting and secured gating on the area along the viaduct are required. These aspects of the scheme could be conditioned.
Railway Arches
6.2.27 The plans indicate that the arch would retain its existing blue brick piers and yellow brick infill however the existing roller shutter would be replaced with a new glazed shopfront. The plans do not indicate where signage would be located within the shopfront or on the viaduct. Notwithstanding the information submitted officers would need to see a greater level of detail regarding shopfront and signage which could be secured by condition.
Secured by Design
6.2.28 In accordance with London Plan Policy 7.3 and LLP Policy Q3 and as part of the pre- application process, the applicant has taken into consideration the Metropolitan Police’s Designing Out Crime Officer officers comments in an attempt to design out opportunities for crime wherever practicable. The scheme has incorporated a range of design principles in order to promote natural surveillance and ensure the scheme meets the principles of Secured by Design.
6.2.29 The scheme will be required to install an access control system for the buildings along with secure residential foyers/secure access to lifts/stairs, including CCTV where appropriate. In accordance with comments made by the Designing Out Crime Officer the proposals are considered to be acceptable, subject to conditions to secure compliance with the principles of Secured by Design and the provision of a Crime Prevention Strategy.
6.3 Amenity
6.3.1 LLP Policy Q2 seeks to ensure that the development does not unacceptably harm the amenity in terms of daylight, sunlight, outlook, privacy and noise.
6.3.2 The site is situated within a mixed use area, though buffered by the railway line and commercial development so as not to be immediately neighbouring residential accommodation. It is considered, as set out below, that no undue harm will arise from the development to the amenity of surrounding, nor prospective, occupiers.
Daylight / Sunlight
6.3.3 The applicant has submitted a daylight/sunlight assessment, which has been undertaken in accordance with the Building Research Establishment Report ‘Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice 2011 (BRE Guide) and the British Standard 8206-2: 2008 - ‘Lighting for Buildings - Part 2: Code of Practice for Daylight.
6.3.4 At the request of officers the applicants have submitted drawings which provide a comparison between the height and massing of the consented scheme and the building being proposed by this application (refer to Figure 14 below).
Figure 14: West Elevation (top) and East Elevation (bottom) of the consented scheme (shaded in grey) and proposed scheme (white)
6.3.5 What the above drawings illustrate is that there is very little difference in the height of the consented building and the proposed building. Other than a lift overrun, the only obvious exception is the additional height on the new addition to the building which is proposed at the northern end of the site. This will however not exceed the height of the consented scheme and steps down by a storey.
6.3.6 The Daylight/Sunlight Report has regard to the recommendations of the British Research Establishment (BRE) ‘Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice’ methodology. This is widely referenced by Planning Authorities nationally as a benchmark against which to assess the likely impact of development on these matters. The guide recognises the use of electric lighting within commercial property and is concerned more specifically with residential amenity appreciating the higher dependence by the latter upon natural lighting.
6.3.7 Similarly, the guide points to consideration of open space and gardens in considering Overshadowing. The guide is just that thought, and it itself states that the ‘standards’ that it sets out should be administered flexibly mindful of site context whereby it is a guide used for both rural and urban development where existing conditions vary; it should not be mandatorily applied – it is not planning policy.
6.3.8 Residential rooms and rear gardens of the following properties have been considered for the purposes of daylight and sunlight impacts as a result of the proposed development. 204 Lambeth Road 206 Lambeth Road 208 Lambeth Road York House, Carlisle Lane 6.3.9 The applicant was unable to obtain plans for the surrounding dwellings but the use of rooms served by the assessed windows has been judged on the basis of the type of windows and its location; this is common practice.
6.3.10 The BRE guidelines provide a series of tests for daylight assessment, acknowledging that in some circumstances, such as that of a dense urban environment as found with the application site, some allowances beyond the limits may be considered reasonable. The BRE Guidelines provide two principle methods for assessing daylight to existing residential accommodation: - The Vertical Sky Component (VSC) method; and - The No Sky Line (NSL)
6.3.11 The VSC is a quantified measurement of the ratio of skylight falling on a vertical wall or window The ‘standard overcast sky’ is used and the ratio is usually expressed as a percentage, for which the guideline threshold is 27%. The maximum value is almost 40% for a completely unobstructed vertical wall. But the VSC test is only a spot test, and there are other methods (such as the NSL) which demonstrate the receipt of light within a room.
6.3.12 The NSL method is a measure of the distribution of daylight at the 'working plane' within a room, i.e. a point 0.85m above the floor in houses. It provides an indication of daylight distribution within a room. If a significant area of the working plane lies beyond the NSL (i.e. it receives no direct sky light) then the distribution of daylight in the room would be poor and supplementary electric lighting may be required. The working plane is plotted for main rooms, including living rooms, dining rooms and kitchens. Bedrooms are also analysed although they are considered less important in terms of the amount of daylight received. The BRE Guidelines state that if the area of a room that does receive direct sky light is reduced to less than 0.8 times its former value, then this would be noticeable to occupants.
6.3.13 Given the southwest/north-easterly orientation of the proposed development and its surrounding neighbours, only the property at 208 Lambeth Road within the listed terrace would have a potential impact in respect of daylight, where 204 and 206 would not. The windows to a side extension at 208 Lambeth Road have existing VSC levels that fall below the 27% threshold, but the proposed change would be less than twenty per cent, and as such would result in compliance with the BRE ‘target’ threshold
6.3.14 In respect of York House, all windows exceed the 27% threshold, both in the existing and proposed condition, irrespective of the actual use of the room behind the window, and as a consequence the proposal would have no adverse impact upon the property in respect of daylight.
6.3.15 The proposed development has been considered in relation to the amount of daylight that it would receive also. All student studios will satisfy the 1% minimum recommended ADF for bedrooms, which is agreed to be an appropriate standard to apply - this was also the case for the extant consented scheme. The development itself would receive good levels of daylight and sunlight to the benefit of the prospective amenity of future student occupiers. 6.3.16 In the proposed residential conversion of the MSSC building, daylight to a total of 11 habitable rooms was tested as these are most sensitive rooms through having windows facing the new building. Of these rooms, nine will meet the recommended daylight target. The two rooms would be below the recommended levels (a bedroom at 0.59% ADF and a kitchen-diner at 1.34% ADF), however this is an inherent limitation of the original design of the locally listed building and its thick stone-mullioned windows. The sunlight to the two main living rooms that will face the proposed student block were also tested and both will enjoy excellent sunlight levels, well in excess of the recommended target.
6.3.17 Overall, both existing surrounding occupiers and future occupiers of the site would experience good levels of daylight as anticipated in accordance with the BRE guidance.
Sunlight
6.3.18 The BRE Guide also provides guidance thresholds for the Annual Probable Sunlight Hours (APSH) to windows, appropriate only for those windows that face within 90 degrees of due south given the path of the sun. The point at the centre of the window on the outside face should be used as the reference point. The BRE states that if the window reference point can receive more than one quarter of APSH including at least 5% of annual probable sunlight hours during winter months then the room should receive adequate sunlight. Sunlight may be adversely affected if less sunlight is received and is less than 0.8 times the former value.
6.3.19 Given the orientation of the terrace along Lambeth Road, it is agreed that no assessment is required in sunlight terms to address the BRE guide. However, a number of windows to York House do face within 90 degrees due south, and therefore have been assessed. In all instances, the results exceed the target thresholds recommended by the BRE guide.
6.3.20 The BRE guide gives guidance upon the impact of development on gardens and open space where large scale development is proposed. For such a space to appear adequately sunlit throughout the year, at least half of a garden or amenity area should receive at least two hours of sunlight on 21st March. If as a result of new development on existing garden or amenity areas, the above criteria is not met, and the area which can receive two hours of sun on 21st March is less than 0.8 times its former value, then the loss of sunlight is likely to be noticeable. If a detailed calculation cannot be carried out, it is recommended that the centre of the area should receive at least two hours of sunlight on 21st March.
6.3.21 The gardens to 204-208 Lambeth Road have been assessed, and the results would accord with the BRE requirements, with no change less than 0.8 times its former value to 204 Lambeth Road, with the impact being less as you move along the terrace, with no effect to 208 Lambeth Road.
6.3.22 Given the gap between Archbishop Park and the development site, provided by the MSSC building and its grounds, there is no need for an assessment of the development upon the Park. 6.3.23 Overall, the proposed development is considered to result in no detrimental impact on daylight and sunlight or overshadowing from the proposed development to its surrounding neighbours as the impact found accords with the BRE standards.
Privacy and outlook
6.3.24 The scheme has full regard to the privacy of the occupiers of neighbouring dwellings through ensuring that there would no direct overlooking. To ensure that west facing windows on the rear section of the student accommodation (shown on drawing PL- 2009 Rev B) do not cause any direct overlooking into Unit 9 within the MSSC building these windows are required to be obscurely glazed via condition. It should be noted that occupiers of these student units would still receive a very good level of outlook from two other windows.
6.3.25 The occupier of No.204 Lambeth Road raised concerns that the proposed new building would obscure the view of St Paul’s Cathedral from the mansard extension. The proposed building, by reason of its siting in relation to adjoining properties is not considered to result in a loss of outlook. Loss of a view is not something which is protected under planning policy / legislation.
Noise
6.3.26 The application has been accompanied by a Noise and Vibration Impact Assessment carried out by PDA. This sets out that the proposed accommodation would not be impacted unduly from its location adjacent to a railway and road where suitable mitigation is incorporated into development.
6.3.27 The proposed mitigation set out within the report are recommended to be secured by way of condition, and include for example triple glazing where relevant (particularly Lambeth Road, and east elevation of the student accommodation).
6.3.28 The application proposes an area of new plant in the basement to service the buildings. It is considered appropriate that the plant shall be a rating level of at least 5dB(A) below the background noise level LAF90 Tbg measured or predicted at 1m from the facade of the nearest noise sensitive premises and this will be secured by condition.
Construction management
6.3.29 In order for the scheme to be built it is recognised that a significant amount of earth would need to be removed from the site as well as other buildings and structures. It is proposed that this would be taken away by construction vehicles. 6.3.30 During the demolition and construction periods, as may be expected, a level of noise is anticipated, as to it is possible for disturbance caused by vibration, as common with construction projects in urban locations. A Construction and Environmental Management Plan (CEMP) should be secured by condition. Measures to minimise the impact would include careful selection of construction methods and plant to be used; switching off plant when not in use; enforcement of restricted working hours for excessive noise activities; use of temporary acoustic barriers and boundary monitoring of noise and vibration levels linked to an alarm system to warn site management of possible significant levels. Consequently, with imposing such a condition, together with the separate regulatory remits of Building Regulations and Environmental Health, the no detriment to the amenity of the surrounding residents is envisaged.
6.4 Transport and Highways
6.4.1 The site has a PTAL rating of 6a, which is considered excellent, and is therefore appropriate for the proposed uses. The site is located within CPZ Waterloo ‘W’, and the development should be secured parking permit free, for the student accommodation, the residential units and the commercial units.
Access arrangements
6.4.2 Two access points are shown, in the same location as the two existing vehicular access points: the consented shared pedestrian and vehicular access point utilises the existing crossover which leads to the main student accommodation reception, and pedestrian and vehicular gates to the mews where the commercial units are located. A second access point is shown using the existing undercroft in the MSSC building, to reach the car parking areas to the rear for the proposed residential units and the MSSC compound.
6.4.3 In relation to vehicular/pedestrian access, the arched entrance from Lambeth Road and the courtyard beyond is currently and will remain a shared pedestrian and vehicle surface, which is subject to very few vehicle movements. However, in the proposals the hard landscaping will be designed to clearly identify a pedestrian walkway up to the residential entrance. This will act as both a visual warning to drivers and as a guide to pedestrians.
Travel Plan and Trip Generation
6.4.4 The Transport Statement includes an analysis of the expected trip generation associated with the proposed uses on the site which concludes that the number of vehicular trips which would be generated by the proposals would be minor. However, irregular events such as when students move in/out at the beginning and end of the university term are expected to result in an increase in trips made by private car, and a draft Student Management Plan (SMP) has been included in the submission to outline how the impact of large numbers of vehicles dropping up and picking up at the site would be minimised. A Travel Plan should be secured via condition and the SMP by planning obligation.
Vehicle Parking
6.4.5 The site currently has a total of 24 vehicle parking spaces and scheme would result in a reduction to 16 spaces. No parking is proposed for the student accommodation except the previously permitted disabled parking space in front of the building. For the residential units, a total of 7 parking spaces are proposed, and for the MSSC an unmarked parking compound is shown which could accommodate eight cars. During the application process the scheme was amended to reduce the number of parking spaces, by 2 spaces, for the residential element of the scheme. The development will be car-free insofar as the future occupiers of the residential buildings and the commercial uses will not be able to obtain off-street parking permits given the excellent PTAL rating of the site.
Cycle Parking
6.4.6 The scheme proposes 90 cycle parking spaces in an internal store for the student residential units which is considered appropriate. However, rather than being located at ground level within one of the railway arches as per the consented scheme, the cycle parking is proposed within double stacked spaces in a store in the basement. The relocating of the cycle and refuse storage into the basement of the student/office building is considered a benefit of this scheme over and above the consented scheme as it facilitates the release of the railway arches to employment uses, but also adds security and animation to the ‘mews’.
6.4.7 Regarding the manoeuvrability of cycles down to the basement; the doors into the building are no different from those into the railway arch (as previously approved) and the lift is a generously sized goods lift. The stair is not intended for cycle access. To improve accessibility the scheme was amended to make the goods lift double-entry. This will further improve access to the bike storage area.
6.4.8 Suitable visitor cycle parking spaces are shown for the commercial and student residential elements. Further detail on the proposed cycle parking facilities should be secured via condition: all cycle parking should be secure, covered and accessible.
6.4.9 The proposed scheme seeks to provide for a shared footway on the southern side of Lambeth Road, under the railway viaduct, between Sail Street and the access road through the viaduct arch. Cyclists travelling to the development would leave the main carriageway at a dropped kerb next to Sail Street, and travel under the viaduct using the shared footway. They would then have space to wait for an opportunity to cross to a central refuge, before crossing to the northern side of Lambeth Road and the development. The proposals will include resurfacing and widening the existing footway under the viaduct and will be funded by the Applicant as part of the S106 Agreement. These proposals are considered to be an improvement to the public realm for both pedestrians and cyclists.
Servicing & Refuse Storage
6.4.10 Underground refuse stores are shown for the commercial and student residential elements. The consented scheme had utilised one of the railway arches at ground level, so this scheme would require the site management to transfer refuse to street level on collection days, full details of the proposed servicing management should be provided within the Delivery and Servicing Management Strategy (DSMS) to be secured via condition.
6.4.11 The TS states that all refuse collection and servicing activity associated with the student accommodation and commercial units would be undertaken from existing loading bays under the railway viaduct to the east of the site, and that this has been agreed with Lambeth Streetcare. This is considered appropriate for the scheme.
6.5 Environmental Matters
Energy and Sustainability
6.5.1 In accordance with London Plan Policies 5.1-5.7 and LLP Policies EN3 (Decentralised Energy) and EN4 (Sustainable design and construction) the application has been accompanied by an Energy and Sustainability Statements prepared, and amended, by Hoare Lea. The development must in addition to the above policies, accord with the following National Housing Standards:
Development proposals should be designed in accordance with the London Plan energy hierarchy, and should meet the following minimum targets for carbon dioxide emissions reduction. Year Improvement on 2013 Building Regulations: – 2014 - 2016 35 per cent – 2016 - 2036 Zero carbon New dwellings should be designed to ensure that a maximum of 105 litres of water is consumed per person per day.
6.5.2 London Plan Policy 5.2 states that new development should be designed using the energy hierarchy ‘Lean – Clean – Green’. This equates to using less energy, supplying energy more efficiently and then the provision of renewable energy if required.
6.5.3 The design has evolved to incorporate passive design measures in respect of ‘Be Lean’ principles. Furthermore, ‘Be clean’ measures would be included, such as a building management system, limited comfort cooling systems and high efficiency gas fired boilers. A gas fired CHP plant would be installed as part of the low carbon energy generation scheme.
6.5.4 Combined, the measures anticipate an overall reductions in regulated carbon dioxide emissions of 49% beyond the Building Regulations Part L baseline. This also exceeds the London Plan policy target of 35%. In addition, the scheme is designed to achieve a BREEAM rating of very good’ with a score of 67%. This is both a significant improvement over the original proposals submitted, and indeed over the extant permission. This is secured by and sought to be exceeded, through conditions.
Landscaping / Ecology / Flood Risk
6.5.5 During the determination of the planning application, the scheme was amended to remove two of the car parking spaces from the south east corner of the MSSC site. This also secure that the scheme would provide additional landscaping and tree planting along the boundary with the park and assist with providing some mitigation for the loss of Category B tree on the boundary with the coach park and MSSC site.
6.5.6 The layout and soft landscaping shown is generally acceptable for the site’s location and the intended range of uses. The parking across the site would be carefully integrated with soft landscaping softening the visual impact of the car parking and strengthening the proposals verdant relationship with the park. The courtyard would be paved rather than tarmac creating a high quality environment which is supported.
6.5.7 Hedges are proposed to private gardens rather than high boundary walls which is also supported as these will provide some delineation of private amenity space without creating dominant oppressive boundaries to communal areas
6.5.8 The development has been submitted with a Flood Risk assessment as the site falls within Zone 3 of a Flood Risk. The Environment Agency has confirmed they have no objection to the proposal as the development does not propose any habitable rooms at basement or ground floor level.
Figure 15: Proposed landscaping plan
6.7 Planning Obligations and CIL
6.7.1 LLP Policy D4 and Annex 10 sets out the Council’s policy in relation to seeking planning obligations and the charging approaches for various types of obligation. For contributions that are not covered by Annex 10, the Council’s approach to calculating contributions is guided by its July 2013 revised draft S106 Planning Obligations Supplementary Planning Document (SPD) produced for consultation.
6.7.2 The following planning obligations are considered necessary to make the development acceptable in planning terms, are directly related to the development and are fairly and reasonably related in kind and in scale to the development. They are therefore compliant with the requirements of regulations 122 and 123 of the Community Infrastructure Levy Regulations 2010.
- Affordable Housing contribution: £382,733.00 (payment prior to first occupation of the residential units, with no review mechanism) - Local Labour in Construction contribution: £32,827.47 - Play space contribution: £1,821.60 - MSSC offered the B1 office accommodation first the instance. - Building the office accommodation to ‘turn-key’ standard - Restriction on student accommodation: a. No C3 use b. Related to defined list of educational institutions with first priority - Student Management Plan (including 24/7 contact no. to be located in public view for use by local residents and allocation of drop off times for students at the beginning and end of term) - Travel Plan Monitoring: £3,000 - No business, residential or student residential parking permits - Future proof for district-wide heat network - S278 agreement to deal with proposals that include resurfacing and widening the existing footway under the viaduct. - Skills and employment plan; - Monitoring and legal fees.
6.7.3 If the application is approved and the development is implemented, a liability to pay the Lambeth Community Infrastructure Levy (CIL) will arise. The Lambeth CIL contribution is estimated, on the basis of information supplied with the planning application, to be approximately £1.2million.
6.7.5 The London Mayoral CIL would also be applicable applied towards the cost of Crossrail.
CONCLUSION
7.1 The proposal reacts 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 Martine Society and Sea Cadets, ensuring that they will remain on site in the future. Furthermore, the proposed increase in student accommodation above the 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.
7.2 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.
7.3 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 equally ensure that its residential conversion has careful regard to its historic character.
7.4 There are no amenity, transport or environmental concerns arising from the development which would not be addressed through appropriate planning conditions and Section 106 obligations.
7.5 Overall, the proposal is considered to comply with the Development Plan and will bring forward development at the site where it is currently underdeveloped and does not contribute positively to the Conservation Area. The development will see the terrace line continued, bringing it back to the railway line as it had been pre-WW2.
RECOMMENDATION
8.1 Officers recommend that conditional planning permission is granted, subject to the provision pursuant to an undertaking under Section 106 of the Town and Country Planning Act 1990 of the planning obligations listed in this report.
8.2 In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to officers, having regard to the heads of terms set out in the report, to negotiate and complete a document containing obligations pursuant to Section 106 of the Town and Country Planning Act 1990 in order to meet the requirements of the Planning Inspector.
9. CONDITIONS AND INFORMATIVES
Conditions
General
1. The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice.
Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2. The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice.
Reason: For the avoidance of doubt and in the interests of proper planning.
Environmental
3. No demolition shall commence until full details of the proposed demolition methodology for each phase, in the form of a Method of Demolition Statement, has been submitted to and approved in writing by the Local Planning Authority. The Method of Demolition Statement shall include details of:
a) The notification of neighbours with regard to the timing and coordination of works; b) Advance notification of road closures; c) Details regarding parking, deliveries, and storage; d) Details regarding dust mitigation; e) Details of measures to prevent the deposit of mud and debris on the public highway; f) Details of a site hoarding strategy; g) Details of a temporary lighting strategy, including details of temporary lighting of all public areas and buildings showing acceptable positioning and levels of glare; h) Details of the hours of works and other measures to mitigate the impact of demolition on the amenity of the area; and i) Any other measures to mitigate the impact of demolition upon the amenity of the area and the function and safety of the highway network.
The details of the approved Method of Demolition Statement must be implemented and complied with for the duration of the demolition process for each phase, unless the written consent of the Local Planning Authority is received for any variation.
Reason: This is required prior to demolition to ensure minimal nuisance or disturbance is caused to the amenities of adjoining occupiers and of the area generally, and avoid hazard and obstruction to the public highway during the whole of the demolition period. (Policies T6 and Q2 of the Lambeth Local Plan 2015).
4. No development shall commence until a Construction and Environmental Management Plan (CEMP) has been submitted to and approved in writing by the local planning authority. The CEMP shall include details of the following relevant measures:
a) An introduction consisting of construction phase environmental management plan, definitions and abbreviations and project description and location; b) Information on environmental management; c) A description of management responsibilities; d) A description of the demolition and construction programme; e) Site working hours; f) Detailed Site logistics arrangements; g) Temporary works requirements; h) Advance notification of road closures; i) Details regarding parking, deliveries, and storage; j) Details regarding dust mitigation; k) Details of measures to prevent the deposit of mud and debris on the public highway; l) Details of the hours of works and other measures to mitigate the impact of construction on the amenity of the area. The hours of deliveries associated with construction activity should work around the core school hours at nearby schools; and m) Any other measures to mitigate the impact of construction upon the amenity of the area and the function and safety of the highway network; n) Communication procedures with the LBL and local community regarding key construction issues – newsletters, fliers etc.; and o) Established environmental monitoring and control measures with respect to: - Air Quality; - Noise and Vibration; - Water; - Fuel and Chemicals; - Waste Management; - Worksite Housekeeping; - Electricity and Lighting; - Traffic Management and Site Access; - Operations Likely to Result in Disturbance; - Site Layout Arrangements with respect to temporary works, plans for storage, accommodation, vehicular movement, delivery and access; - Materials; - Contaminated Land; - Ecology; - Vermin Control; - Public Relations – procedures ensuring that communication is maintained with the LBL and the community and also provisions for affected parties to register complaints and a means of replying to these complaints; - An overview of environmental incidents; - A description of relevant documentation and records; - Environmental inspections and reviews; and - Housekeeping and general site management, materials storage and handling, waste management, recycling and disposal.
Evidence of and details related to consultation with local residents on the CEMP to be submitted shall be included within the submission. The construction shall thereafter be carried out in accordance with the details and measures approved in the CEMP for the related phase, unless the written consent of the Local Planning Authority is received for any variation.
Reason: This is required prior to construction to avoid hazard and obstruction being caused to users of the public highway and to safeguard residential amenity during the whole of the construction period. (Policies T6 and Q2 of the Lambeth Local Plan 2015).
5. Prior to the commencement of new build foundation works on-site a drainage strategy detailing any on and/or off site drainage works, shall be submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed.
Reason: The development may lead to sewage flooding; to ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community (Policies EN5 and EN6 of the Lambeth Local Plan 2015).
6. No impact piling or other penetrative foundation work shall take place until a Piling Method Statement has been submitted to and approved in writing by the Local Planning Authority in consultation with Network Rail, the Environment Agency and Thames Water. The Piling Method Statement shall include details of:
a) The depth and type of piling to be undertaken; b) The methodology by which such piling will be carried out (including where measures require use of vibro-compaction/displacement piling plant); c) Measures to prevent and minimise the potential for damage to subsurface water infrastructure; d) Measures to ensure there is no resultant unacceptable risk to groundwater as a result of the work; and e) The programme for the works.
Any piling or other penetrative works must be undertaken in accordance with the terms of the approved Piling Method Statement, unless the written consent of the Local Planning Authority is received for any variation.
Reason: The information is required prior to any piling or other penetrative works commencing to decrease and manage potential impact from piling or other penetrative works on nearby railway and underground water utility infrastructure, to ensure that any piling works would not unduly impact upon railway operations or local underground sewerage utility infrastructure and in order to avoid adverse environmental impact upon the community. (Policies EN5 and EN6 of the Lambeth Local Plan 2015).
7. If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved, verified and reported to the satisfaction of the Local Planning Authority.
Reason: There is always the potential for unexpected contamination to be identified during development groundworks. We should be consulted should any contamination be identified that could present an unacceptable risk to controlled waters (Policies EN5 and EN6 of the Lambeth Local Plan 2015).
8. No infiltration of surface water drainage in to the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to controlled waters. The development shall be carried out in accordance with the approval details.
Reason: Infiltrating water has the potential to cause remobilisation of contaminants present in shallow soil or made ground which could ultimately cause pollution of groundwater (Policies EN5 and EN6 of the Lambeth Local Plan 2015).
9. No non-road mobile machinery (NRMM) shall be used on the site unless it is compliant with the NRMM Low Emission Zone requirements (or any superseding requirements) and until it has been registered for use on the site on the NRMM register (or any superseding register).
Reason: To ensure that air quality is not adversely affected by the development in line with London Plan policy 7.14 and the Mayor’s SPG: The Control of Dust and Emissions During Construction and Demolition.
10. Prior to the first occupation of the residential units hereby permitted a flood response plan (or flood warning and evacuation plan) for the development shall be submitted to and approved in writing by the local planning authority.
Reason: To minimise the risk to residents of the development in the event of flooding. (Policy EN5 of the Lambeth Local Plan 2015).
Design
11. No development shall take place until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme for investigation which has been submitted by the applicant and approved by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme pursuant to this condition. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the Local Planning Authority.
Reason: To safeguard potential heritage significance under ground (Policy Q23 of the Lambeth Local Plan 2015).
12. Notwithstanding the details shown on the drawings hereby approved, full particulars of the following shall be submitted to and approved by the Local Planning Authority in writing prior to the commencement of above ground works. The development shall not be carried out otherwise than in accordance with the details thus approved. a. Identify typical prototype construction details; b. Mock up panels following consideration of (a) above, of typical elevation bay, to include window frame and brickwork; c. A sample board for all external materials; d. Scaled drawings of window treatment including reveals, sills and heads, framing and glazing at a scale of 1:10; e. 1:10 Details of stone coping to the brick; f. A scheme of external lighting including uplighters and lighting to the arches; g. Details of canopy over the main reception; h. Details railway arch shopfronts/frontage; i. Details methods of fixing of upper storeys; j. Details of boundary treatments and gates; k. Details of dormer windows (MSSC building); l. Details of entrances (MSSC building).
The above ground works shall not be carried out otherwise than in accordance with the details and drawings thus approved.
Reason: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area along with setting of the Lambeth Palace Conservation Area (Policies Q6, Q7, Q8, and Q22 of the Lambeth Local Plan 2015).
13. Notwithstanding the details shown on the drawings hereby approved, no above ground development of the new building shall take place until sample panels of all external materials have been erected on site for inspection by a council officer and approved in writing by the Local Planning Authority, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area along with setting of the Lambeth Palace Conservation Area (Policies Q6, Q7, Q8, and Q22 of the Lambeth Local Plan 2015).
14. Notwithstanding the details shown on the drawings hereby approved, no above alterations to the MSSC building shall take place until sample panels of all external materials have been erected on site for inspection by a council officer and approved in writing by the Local Planning Authority, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area along with setting of the Lambeth Palace Road Conservation Area (Policies Q6, Q7, Q8, and Q22 of the Lambeth Local Plan 2015).
15. Unless otherwise shown on the drawings hereby approved, no soil stacks, soil vent, pipes, flues ductwork or any other pipe, other than rainwater pipes, shall be fixed to the external faces of new building and the MSSC building.
Reason: To ensure an appropriate standard of design (Policies Q6, Q8 and PN3 of the Lambeth Local Plan 2015).
16. Prior to the first occupation of the any part of the new development, a Crime Prevention Strategy including a Security Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The submitted details will include the following:
a) A summary of known crime risks in the area; b) Details of how the development, including any landscaping, has mitigated known crime risks in the area; c) Detail of how the development seeks to achieve 'Secured by Design Standards', including details of a CCTV scheme (where appropriate), external security, street lighting and landscaping.
The use shall thereafter be operated in accordance with the approved details, unless the written consent of the Local Planning Authority is received for any variation.
Reason: To ensure that the development maintains and enhances community safety. (Policy Q3 of the Lambeth Local Plan 2015).
17. At least ten per cent of the student units hereby permitted shall be constructed to comply with Part M4(3) of the Building Regulations. Any communal areas and accesses serving the M4(3) compliant Wheelchair User Dwellings should also comply with Part M4(3).
Reason: To secure appropriate access for disabled people and others with mobility constraints (policies 3.8 of the London Plan (2015 and Q1 of the Lambeth Local Plan 2015). 18. Prior to the occupation of the student accommodation, the west facing windows on the rear section of the new building (shown on drawing PL-2009 Rev B) elevation of the building serving the communal staircase shall be fitted with obscure glass or obscure glazing film over the entirety of the glass, to a minimum level of obscurity equivalent to Pilkington Texture Glass Level 3, and shall be retained as such for the duration of the development.
Reason: To protect the amenities of adjoining occupiers (Policies Q2 and Q11 of the Lambeth Local Plan 2015).
Landscaping and Public Realm
19. No development shall commence until full details including drawings and specifications of all proposed soft and hard landscaping and tree planting has been submitted to and approved in writing by the Local Planning Authority. This shall include details of the boundary treatment and landscaping of the access roads, footways and a Landscape Plan detailing the management of the communal amenity space and 'mews' as well as the brown roofs with a substrate depth of no less than 80mm. The specification shall include details of the quantity, size, species, position and the proposed time of planting of all trees and shrubs to be planted, together with regard to their mature size and anticipated routine maintenance and protection. In addition all shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape shall be similarly specified. All tree, shrub and hedge planting included within the above specification shall accord with BS3936:1992, BS4043:1989 and BS4428:1989 and current Arboriculture best practise.
Landscaping schedules should endeavour to include, as recommended in the approved Extended Phase 1 Habitat Survey by WYG, measures to promote biodiversity including use of native species typical of locality and ground conditions or any naturalised areas, or the installation of bat and bird boxes on buildings, or creation of naturalised areas within communal areas.
The approved Landscaping Scheme shall be carried out in accordance with the approved details within 6 months of the date of occupation of the phase and maintained thereafter, unless the written consent of the Local Planning Authority is received for any variation.
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 (Policies EN4, Q6, Q9 and Q10 of the Lambeth Local Plan 2015).
20. A detailed signage/advertisement strategy shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the development. All signage/advertisement to be affixed to the building to be in accordance with the approved strategy unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure a high quality standard of development, to safeguard and enhance the visual amenities of the locality it and to ensure a satisfactory and continuing standard of amenity is provided (Policy Q17 of the Lambeth Local Plan 2015)
21. No occupation shall take place of the new building until full details of the green roof for that building has been submitted to and approved in writing by the Local Planning Authority. The submitted details shall demonstrate the following:
a) Details on materials used in the design, construction and installation of the green or brown roof based on the Green Roof Code and the use of biodiversity based extensive/semi-intensive soils; b) Details on substrate and plants used in the green or brown roof, based on a commercial brick-based aggregate or equivalent with a varied substrate depth of 80 -150mm planted with 50% locally native herbs/wildflowers in addition to a variety of sedum species; c) Details on additional features to the proposed green or brown roof, such as areas of bare shingle, areas of sand for burrowing invertebrates and individual logs or log piles. d) An ecological management and maintenance plan including landscape features and a cross section of the green or brown roof. e) Details of how the roof is compliant with GRO Green Roof Code 2011.
The development shall be carried out strictly in accordance with the details approved, shall be maintained as such thereafter and no alterations to the approved scheme shall be permitted without the prior written consent of the Local Planning Authority. Evidence that the green roof has been installed in accordance with the details above should be submitted to and approved by the Local Planning Authority prior to occupation.
Reason: To ensure that the development has an acceptable level of sustainability (Policies EN4 and Q9 of the Lambeth Local Plan, 2015).
22. No development shall commence until the Tree Protection Plan in the hereby approved Arboricultural Development Statement prepared by Landscape Projects has been fully implemented.
Reason: To ensure the retention of, and avoid damage to, the retained trees on/adjacent to the site that represent an important visual amenity to the locality and the wider surrounding area (Policy Q10 of the Lambeth Local Plan 2015).
23. Any trees, shrubs or hedges included in the landscaping scheme for the development hereby permitted that die, are removed, become seriously damaged or diseased, within five years of planting, shall be replaced within six months of death, removal, damage or disease.
Reason: In order to ensure long term retention of the landscaping in and around the site in the interests of the ecological value of the site and in the interests of visual amenity (Policies Q6, Q9 and Q10 of the Lambeth Local Plan 2015).
24. No trees on the site, other than those identified in the Arboricultural Development Statement by Landscape Projects shall be felled, lopped, pruned, uprooted or damaged without prior written agreement of the Local Planning Authority.
Reason: In order to ensure the retention of established trees on the site in the interests of the ecological value and visual amenity (Policy Q10 of the Lambeth Local Plan 2015).
Transport and Servicing
25. No doors or gates shall be erected in a way that enables them to be opened over or across the adjoining footways, carriageways and public rights of way.
Reason: In the interests of public safety and to prevent obstruction of the public highway (Policies T1 of the Lambeth Local Plan 2015).
26. Prior to the occupation of each element of the development, a Travel Plan shall be submitted to and approved in writing by the Local Planning Authority. The measures approved in the Travel Plan shall be implemented prior to the use commencing and shall be so maintained for the duration of the use, unless the prior written approval of the Local Planning Authority is obtained to any variation.
Reason: To ensure that the travel arrangements to the site are appropriate and to limit the effects of the increase in travel movements (Policy 6.3 of the London Plan 2015 and Policies T1 and T6 of the Lambeth Local Plan 2015).
27. Notwithstanding the approved plans, prior to the occupation of each element of the development, details of the provision to be made for cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall thereafter be implemented in full in accordance with the approved details before the use commences and shall thereafter be retained solely for its designated use. The submitted details must demonstrate the following:
a) The provision of 20 cycle parking spaces for the residential units with the MSSC building; b) The provision of 90 cycle parking spaces for the student accommodation; c) The provision of 13 cycle parking spaces for the office accommodation; d) Details showing dimensions hoops/stands proposed for the 4 visitor spaces;
Reason: To ensure adequate cycle parking is available on site, promote sustainable modes of transport and protect the amenity of future occupiers of development. (Policies Q2, T1, T3 and T6 of the Lambeth Local Plan 2015).
28. Prior to the occupation of each element of the development, a Delivery and Servicing Management Plan for that building shall be submitted to and approved in writing by the Local Planning Authority. Thereafter all deliveries and servicing to/from the relevant part of the development shall only occur in accordance with the approved Delivery and Service Management Plan, unless the written consent of the Local Planning Authority is received for any variation.
Reason: To minimise danger, obstruction, and inconvenience to users of the highway (Policies T6 and T8 of the Lambeth Local Plan 2015).
29. Deliveries to the site shall only occur between the hours of 0800 to 2100 on any day and at no other times.
Reason: In order to protect the residential amenity of the locality (Policies Q2 of the Lambeth Local Plan 2015)
30. Prior to the occupation of the each element of the development hereby permitted, a Waste Management Strategy shall be submitted to and approved in writing by the local planning authority. The proposed uses hereby permitted shall thereafter be operated in accordance with the approved Waste Management Strategy. The Waste Management Strategy will align with the guide for architects and developers on waste and recycling storage and collection requirements as set out in the Council’s Refuse & Recycling Storage Design Guide (2013).
Reason: To ensure suitable provision for the occupiers of the development, to encourage the sustainable management of waste and to safeguard the visual amenities of the area (Policies Q2 and Q12 of the Lambeth Local Plan 2015).
Sustainability and Noise
31. For each residential building, prior to the commencement of building works above ground, full details of each building sound insulation and ventilation strategy, shall be submitted to and approved in writing by the Local Planning Authority, showing how the building has been designed to meet the following internal standards
a) for living rooms, 35 dB(A) LAeq,16hour between 0700 and 2300 hours;
b) for bedrooms, 30 dB(A) LAeq,8hour between 2300 and 0700 hours; and
c) 45 dB(A) LAFmax not to be exceeded more than 15 times per night-time between 2300 and 0700 hrs inside bedrooms from sources other than emergency sirens.
The development shall be carried out in accordance with the approved details.
Reason: The information is required before commencing above ground works to ensure that no nuisance or disturbance is caused to the detriment of the amenities of future occupiers (Policy H5 and Q2 of the Lambeth Local Plan 2015).
32. Prior to occupation of any of the residential buildings, acoustic commissioning testing shall be undertaken by a UKAS/ANC accredited organisation of 10% of the most noise exposed habitable rooms orientated towards the railway lines to demonstrate compliance with the terms of Condition 31.
Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future occupiers (Policy H5 and Q2 of the Lambeth Local Plan 2015).
33. For each element of the development building, prior to commencement of above ground works, full details of internal and external plant equipment and trunking for that building, including the building services plant, ventilation and filtration equipment, and exhaust ducting / ventilation, shall be submitted to and approved in writing by the Local Planning Authority. All flues, ducting and other equipment shall be installed in accordance with the approved details prior to the use commencing on site and shall be retained and remain operational for the duration of the use.
In order not to prejudice existing and proposed noise sensitive receptors, the rating noise level (accounting for any tonal or intermittent characteristics of the noise) from fixed building services plant should be designed to a level 5dB below the existing typical measured background noise level at a position 1m from the façade of the
nearest noise sensitive properties (i.e. Plant LAr,T = -5dB LA90,15min). This criterion applies to the total contribution of noise from all noise generating plant that may run during any particular period. The typical background noise level should be determined using statistical analysis to find the modal L90 at each receiver location.
Reason: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area and to ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining and future residents, or of the area generally. (Policies ED7, Q2, Q6, Q7 and Q8 of the Lambeth Local Plan 2015).
34. Prior to first occupation of the residential units within the MSSC building, evidence (this can be in the form of a design stage Code for Sustainable Homes certificate and summary score sheet) must 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 EN4 of the Lambeth Local Plan 2015).
35. Within three months of work starting on the new building, a BREEAM Design Stage certificate and summary score sheet (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a ‘very good’ rating (minimum score of 67%) will be achieved.
Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of the Lambeth Local Plan 2015)
36. Within three months of use of the new building, a BREEAM Post Construction Review certificate and summary score sheet (or such equivalent standard that replaces this) for the theatre building must be submitted to and approved in writing by the Local Planning Authority to show that a ‘very good’ rating (minimum score of 67%) has been achieved. Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of the Lambeth Local Plan 2015)
Site Management
37. The Class A1 and Class D1 use hereby permitted shall only be carried out between the hours of 0800 to 2100 hours on any day.
Reason: In order to protect the residential amenity of the locality (Policy Q2 of the Lambeth Local Plan 2015).
38. The class D1 use hereby approved shall not be operated as a place of worship or church hall and shall only be used for all other purposes included in the Class D1 use of the schedule of the Town and Country Planning (Use Classes) order 1987 (as amended) or in any provision equivalent to that Class in any statutory instrument revoking or re-enacting that Order.
Reason: The authority has had special regard to the circumstances of the site and Council policy and considers unrestricted use would be unacceptable.
39. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-enacting that Order with or without modification), no aerials, antennae, satellite dishes or related telecommunications equipment shall be erected on any part of the development hereby permitted, without planning permission first being granted.
Reason: To ensure that the visual impact of telecommunication equipment upon the surrounding area can be considered. (Policies 7.6 and 7.8 of the London Plan 2015 and Policies T10, Q6 and Q22 of the Lambeth Local Plan 2015).
Informatives
1. This decision letter does not convey an approval or consent which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.
2. You are advised that this consent is without prejudice to any rights which may be enjoyed by any tenants/occupiers of the premises.
3. 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.
4. Your attention is drawn to Sections 4 and 7 of the Chronically Sick and Disabled Persons Act 1970 and the Code of Practice for Access for the Disabled to Buildings (B.S. 5810:1979) regarding the provision of means of access, parking facilities and sanitary conveniences for the needs of persons visiting, using or employed at the building or premises who are disabled.
5. You are advised of the necessity to consult the Council's Streetcare team within the Public Protection Division with regard to the provision of refuse storage and collection facilities and follow the guidance set out in Lambeth Council’s ‘Waste & Recycling and Storage Collection Requirements (October 2013)’: https://www.lambeth.gov.uk/sites/default/files/rr-Lambeth-Architects-Code-of- Practice.pdf
6. As soon as building work starts on the development, you must contact the Street Naming and Numbering Officer if you need to do the following: 1. name a new street 2. name a new or existing building 3. apply new street numbers to a new or existing building
This will ensure that any changes are agreed with Lambeth Council before use, in accordance with the London Buildings Acts (Amendment) Act 1939 and the Local Government Act 1985. Although it is not essential, we also advise you to contact the Street Naming and Numbering Officer before applying new names or numbers to internal flats or units. Contact details are listed below. Street Naming and Numbering Officer e-mail: [email protected] tel: 020 7926 2283
7. You are advised of the necessity to consult the Transport and Highways team within the Transport Division of the Directorate of Environmental Services, with regard to any alterations affecting the public footway.
8. You are advised of the necessity to consult the Council’s Highways team prior to the commencement of construction on 020 7926 9000 in order to obtain necessary approvals and licences prior to undertaking any works within the Public Highway including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including adjacent to the highway such as basements, etc), Temporary Full/Part Road Closures, Craneage Licences etc.
9. It is current Council policy for the Council's contractor to construct new vehicular accesses and to reinstate the footway across redundant accesses. The developer is to contact the Council's Highways team on 020 7926 9000, prior to the commencement of construction, to arrange for any such work to be done. If the developer wishes to undertake this work the Council will require a deposit and the developer will need to cover all the Council's costs (including supervision of the works). If the works are of a significant nature, a Section 278 Agreement (Highways Act 1980) will be required and the works must be carried out to the Council's specification. 10. It is recommended that flood resistant and resilient measures are incorporated into the building where practicable. The Department for Communities and Local Government document “Improving the flood performance of new buildings: flood resilient construction” provides advice on this. Practical measures may include provision of raised floor levels, where these can be accommodated without external alterations to the building, raising electrical sockets above floor level and avoiding the use of low level air bricks. An alternative scheme incorporating duplex units should also be considered.
It is recommended that residents of the development register with the Environment Agency’s Floodline Warnings Direct service.
11. Thames Water
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. This is to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.
There are public sewers crossing or close to your development. In order to protect public sewers and to ensure that Thames Water can gain access to those sewers for future repair and maintenance, approval should be sought from Thames Water where the erection of a building or an extension to a building or underpinning work would be over the line of, or would come within 3 metres of, a public sewer. Thames Water will usually refuse such approval in respect of the construction of new buildings, but approval may be granted in some cases for extensions to existing buildings. The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the options available at this site.
Thames Water recommends the installation of a properly maintained fat trap on all catering establishments. We further recommend, in line with best practice for the disposal of Fats, Oils and Grease, the collection of waste oil by a contractor, particularly to recycle for the production of bio diesel. Failure to implement these recommendations may result in this and other properties suffering blocked drains, sewage flooding and pollution to local watercourses.