ADDRESS: 114-118 Lower Marsh, SE1 7AE

Application Number: 17/04483/RG3 Case Officers: Emily Leighton and Greg Woodford

Ward: Bishops Date Received: 15th September 2017

Proposal:

Redevelopment of the site, involving the demolition of the existing building and erection of part 2, part 3, part 4 and part 5 storey building with basement to provide a mix of office (Use Class B1), retail (Use Class A1), flexible commercial (Use Classes A1/A2/A3), and flexible commercial/community (Use Classes A1/A2/A3/D1) together with the provision of cycle store and public realm improvements to Granby Place and associated works. (Re-consultation).

Drawing numbers:

SCH_01; 20_001; 20_002; 20_003; 20_004; 20_005; 20_101; 20_103 Rev A; 20_104; 20_105; 20_106 20_201 Rev A; 20_202; 20_301; 20_302 Rev A; 20_401; 20_402; 20_403 Rev A; 20_404

Documents:

Application Form; Basement Impact Assessment 0899-RP-S-901 Rev 00; Cover Letter 15.09.2017; Flood Risk Assessment 0899-RP-C-903; Historic Environment Assessment – September 2017; Outline Construction and Logistics Management Plan; Outline Delivery and Servicing Plan; Statement of Public and Stakeholder Consultation; Sustainability and Energy Statement September 2017; Drainage Documentation 0899-RP-C-901; Design and Access Statement; Planning Statement September 2017; Transport Statement; Daylight and Sunlight Report 25.10.2017; Addendum to Planning Statement 17.11.2017; Email 29.11.2017 re: revised public realm plan and refuse storage details.

RECOMMENDATION:

Resolve to grant planning permission subject to conditions and subject to the provision of a unilateral undertaking under Section 106 of the Town and Country Planning Act 1990 to secure the planning obligations listed in this report.

Agree to delegate authority to the Director of Planning, Transport and Development to:

a. Finalise the recommended conditions as set out in this report b. Negotiate, agree and finalise the planning obligations as set out in this report pursuant to Section 106 of the Town and Country Planning Act.

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, agree and finalise the planning obligations within the unilateral undertaking in order to meet the requirements of the Planning Inspector.

Applicant: Agent: London Borough of Lambeth, Investment and Iceni Projects Growth

SITE DESIGNATIONS

Relevant site designations: Conservation Area Lower Marsh Conservation Area (CA40) Flood Risk Zone level 2 and 3 Listed Building Adjoins the Camel and Artichoke – locally listed building Site Policy N/A Local View Battersea Park to The Gherkin and Canary Wharf and NNE from Norwood Park to the City, Other Central Activities Zone (CAZ), London Plan Waterloo Opportunity Area, Lower Marsh CAZ Primary Shopping Area Frontage, Lower Marsh CAZ Frontage Boundary, Street Under Conversion Stress, Archaeological Priority Areas.

LAND USE DETAILS

Site area 607 sq.m

Floorspace Use Class Use Description (Gross External Area) Existing A2 Job centre 122sqm

D1 Library 121sqm

Office (including ancillary Proposed B1 962sqm spaces) A1 Retail 187.6sqm Flexible use Commercial 97.2sqm A1/A2/A3 Flexible use Community and 137sqm D1/A1/A2/A3 commercial

PARKING DETAILS

Car Parking Car Parking Bicycle Spaces Motorbike Spaces Spaces Spaces (general) (Disabled) Existing 0 0 0 0 Proposed 0 0 25 0

EXECUTIVE SUMMARY

The application site is currently formed of a single storey prefabricated building and a paved area open to the public known as Granby Place. The building is of no heritage significance and identified as a negative contributor to the Lower Marsh Conservation Area.

The current application proposes to demolish the existing building (there is no objection to its demolition) and replace it with a part 2, part 3, part 4 and part 5 storey building with an integrated passageway to provide additional access to Granby Place, which would be upgraded to become an improved public square with planting. The ground and basement levels would be used for a retail unit, a flexible A1/A2/A3 unit, a flexible D1/A1/A2/A3 unit and a new office lobby for the upper floors of the proposed building that would provide B1 office space.

The proposed uses are consistent with the London Plan and Council’s land use policies. The proposed scheme would maintain the predominant retail function of the Lower Marsh / The Cut Central Activities Zone frontage, and the proposed retail, community and office space is appropriate for the site due to its location within the Central Activities Zone and Waterloo Opportunity Area, and its convenient access to excellent public transport options.

The current long-term lawful use of the application site includes 121sqm of Class D1 Use. Policy S1 (b) of the Lambeth Local Plan 2015 seeks to safeguard this use, unless one of the three ‘exemptions’ apply. The most recent D1 use on the site was the Waterloo Library, which has temporarily relocated to the Oasis Centre, 1 Kennington Road. The applicant is proposing to provide a permanent replacement library facility at the Joanna Primary School, the provision of which would satisfy the ‘exemption’ at Policy S1 (b) (ii) of the Lambeth Local Plan 2015.

In the event that the applicant’s plans to provide a permanent library at the Oasis Academy Johanna School site are not successful, the applicant has agreed to a “cascading” legal obligation to be secured via a unilateral undertaking made under Section 106 of the Act. Under this obligation the applicant has agreed that 121sqm of the proposed flexible D1/A1/A2/A3 unit would only be used as Class D1 unless and until one of the exemptions in Policy S1 (b) were satisfied.

The proposed building design has been refined in consultation with the Council’s conservation and urban design team through a pre-application process. The main bulk of the building largely matches the height of the adjoining roof ridges, while the fifth storey element would be set back from the street to not be visible when viewed from Lower Marsh. The proposed building would result in a significant improvement to and enhancement of the character of the Lower Marsh Conservation Area. It is officer opinion that there would be no harm to any heritage assets, and that it is not necessary to consider whether any harm would be outweighed by public benefits. Nonetheless, a list of the public benefits that arise from the development is set out in the report to assist the decision-maker.

Officers are mindful that there are residential properties at the upper levels of the adjacent properties, 112-113 Lower Marsh and 119 Lower Marsh. A Daylight and Sunlight report has been provided which demonstrates that the development would not unacceptably impact on current levels of daylight and sunlight for all surrounding windows. Officers do acknowledge that there would be some overshadowing of an amenity space at the rear of 112-113 Lower Marsh, however officers do not consider that this would be unacceptable noting that the existing terrace already does not achieve the BRE standards relating to overshadowing (most of the existing terrace is overshadowed on 21 March), and noting that the proposal would achieve the BRE standards in all of the summer months (April to August) when occupants are most likely to want to use the terrace.

The proposed building would not result in any undue sense of enclosure and the proposed building mass would not be located within any direct view lines from the rear windows of the adjoining residential properties. It is considered that the proposed scheme does not result in any impacts that are unacceptable in the surrounding context of a dense urban environment within the Waterloo Opportunity Area. It is officer opinion that the scheme maintains resident amenity in line with expectations of a site within the Central Activities Zone.

Officers consider that the proposal in its current form would be in general compliance with the Development Plan for the Borough. There are no material considerations of sufficient weight that the application should be refused. Officers are therefore recommending approval of the scheme 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 the Committee’s terms of reference as it relates to a major application proposal with a floor area that exceeds 1,000sqm.

1 SITE AND SURROUNDINGS

1.1 The Site

1.1.1 The application site is 607sqm in area, irregularly shaped and located on the North West side of Lower Marsh, approximately halfway between Leake Street and Launcelot Street. The site comprises a single storey pre-fabricated building constructed in 2002, which is of no historic or architectural value, and makes a negative contribution to the Lower Marsh Conservation Area. It is currently occupied by Job Shop (a local job centre), a temporary B1 office space and a temporary retail unit.

1.1.2 The site was previously the home of the Waterloo library, which has since relocated to the Oasis Centre, 1 Kennington Road on a three year lease. The Council’s Investment & Growth team, working with Oasis Community Learning, are currently exploring options to provide a permanent new home for the library at the Oasis Academy Johanna Primary School.

1.1.3 Following the relocation of the Waterloo library to the Oasis Centre, temporary planning permission was granted to use the site as a shop (use class A1) and Offices (use class B1) (see LBL ref. 16/04048/FUL). This temporary permission expires 31st August 2019.

1.1.4 Once this temporary planning permission expires, the lawful use of the site will revert back to 121sqm of non-residential institutions (Class D1) (that part of the site previously occupied by the Waterloo library) and approximately 122sqm of Class A2 Financial and professional services (that part of the site occupied by the Job Shop).

1.1.5 The site is located within the Waterloo Major Town Centre, Central Activities Zone (CAZ), Lower Marsh CAZ Frontage Area, Lower Marsh Primary Shopping Area and the Waterloo Opportunity Area. The building is not listed, but is within the North Lambeth Archaeological Priority Area.

1.1.6 The site is located in the Lower Marsh Conservation Area and the building is identified in the Conservation Area Statement as making a negative contribution. The Statement also identifies the site as a redevelopment opportunity, up to four storeys in height.

Image 1: The application site as viewed from Lower Marsh

Image 2: The application site as viewed from Station Approach

Image 3: Granby Place with 114-118 Lower Marsh to the right

Image 4: Granby Place with 114-118 Lower Marsh to the left

1.2 The Surroundings

1.2.1 Lower Marsh is an ancient route linking Westminster Bridge Road and Waterloo Road; a principal historic thoroughfare of 19th and early 20th Century buildings. It has a narrow and enclosed character with the exception of where it meets Baylis Road to the north east where wider views open out to the east. There are good landmark buildings (slightly taller or grander/ more ornate than their neighbours) which give additional interest whilst in other places unsympathetic, often the later 20th Century buildings, fail to respect the historic character.

1.2.2 Roofs within the conservation area are varied and of traditional forms; largely hidden behind a parapet; and where roof additions have been constructed they are traditional mansards. The parapet is a significant contributor, providing a termination of the elevations and concealing the roofs; which fall away behind the parapets. Later buildings employ all kinds of other roof types to varying success. Mansards have been used successfully to provide attic accommodation in some instances, whilst modern roof-top structures have generally failed to preserve or enhance the historic character of the area. The combined historic and altered roofscape of Lower Marsh can be best appreciated from any train approaching or leaving platforms 2 or 3 at Waterloo Station. The railway is elevated above the roofline allowing an excellent view of the roofs and chimneys, which have a very picturesque effect.

1.2.3 The surrounding built environment is mainly mixed-use in nature with retail and other employment generating uses at ground floor, with approximately 60% of above ground uses given over to residential. The adjoining properties are:

 The Camel and Artichoke: 4-storey public house.  112-113 Lower Marsh: ground floor supermarket (Iceland) with residential units above. 4-storey to Lower Marsh and 2-storey to the rear.  119-120 Lower Marsh: ground floor retail with residential units above. 4-storey  The Waterloo station arches: occupied by the Vaults Theatre.

1.2.4 The site has a Public Transport Access Level (PTAL) of 6b which is considered 'excellent'. The site itself is located within the Waterloo (W) Controlled Parking Zone (CPZ).

2 PROPOSAL

2.1.1 The scheme involves the demolition of the existing building and the construction of a part 2, part 3, part 4 and part 5 storey building with an integrated passageway to provide additional access to Granby Place; creating a public 'square' at the rear of the site. The main bulk of the building largely matches the height of the adjoining roof ridges, while the 5th storey element would be set back from the street to not be visible when viewed from Lower Marsh. The scheme also comprises the following:

 Provision of retail units at ground and basement level along the Lower Marsh (209sqm).  Provision of commercial space elsewhere at the ground and basement level for flexible A1/A2/A3 use (2454sqm).  Provision of new flexible co-working office (B1) floorspace on all upper levels (962sqm).  Provision for a potential future pedestrian link alongside Station Approach Road – connecting Granby Place to Launcelot Street. (Permission is not being sought for this within this development. Rather, the feasibility is being appraised separately by LBL and Network Rail).

2.1.2 The proposed building would be constructed of brick with pigmented precast concrete ground floor at the front running through to the rear and a framed rear elevation. Dark metal would be used for the roof and rear elevation. The front elevation has a 'fold' which makes a subtle feature of the changing building line that follows the curve of Lower Marsh. As a result the 3rd floor is partly set back at a height that matches the height of the adjoining parapet. The design of the building is discussed in further detail and assessed against the development plan at Section 6.6 of this report.

2.1.3 The proposal is Council led and has been through a comprehensive internal approval and community consultation process.

Image 5: the proposed improvements to Granby Place

Image 6: the proposed scheme viewed from Lower Marsh

Image 7: the proposed scheme viewed from Station Approach

3 RELEVANT PLANNING HISTORY

3.1 98/00801/FUL - Demolition of existing library and public toilets and the erection of a new public library (including toilets), 100sqm of multiple use floorspace (A2,A3,B1 or live/work space) and 8 flats with roof terraces. Application permitted on 21.12.1998. It is noted that this permission was never implemented.

3.2 98/00803/CON - Demolition of existing library and public toilets to facilitate the erection of a new library (including toilets), 100sqm of multiple use space (A2, A3, B1, Live/work space) together with 8 flats with roof terraces. Application permitted 21.12.1998. It is noted that this permission was never implemented.

3.3 02/00061/FUL - Demolition of existing library and erection of single storey building incorporating library and employment centre (D1). Granted permission 19.04.2002. This permission was built out.

3.4 16/04048/FUL - Change of use from Library (Use Class D1) to Shop (Use Class A1) and Offices (Use Class B1) for a temporary period of 3 years involving installation of 3 rooflights to the main roof and alterations to the front elevation. Application permitted 31.08.2016. The application site is currently operating as per this permission.

3.5 17/03482/LDCE - Application for a Certificate of Lawful Development (Existing) with respect to the continued use of the premises as Use Class A2.

4 CONSULATIONS

4.1 Adjoining owners/occupiers

4.1.1 Two rounds of public consultation were undertaken, one on the original application documents, and another on the revised application documents.

4.1.2 Both rounds of public consultation were undertaken in accordance with statutory and Council requirements. This included sending letters to local amenity groups, 76 neighbours and other interested parties, a local press advert, and placing a site notice outside of the application site. The amenity groups notified of the application included Association of Waterloo Groups, Lambeth Estates Residents Association, Waterloo Community Development Group, Friends of Hatfield Green, Friends of Jubilee Gardens, Friends of Archbishop's Park, Kennington Oval & Vauxhall Forum, Kennington Association Planning Forum, We Are Waterloo, South Bank Employers Group, Friends of Lambeth High Street, and Friends of St John's Churchyard.

4.1.3 In total, one representation was made by neighbours and one representation was made by a local amenity group (Waterloo Community Development Group). The tables below provides a summary of these representation together with an officer response.

4.1.4 Neighbour representation

SUMMARY OF REPRESENTATION RESPONSE Design and Heritage The metal clad addition on the top of the The proposed metal cladding has been set back from the property is very aggressive and not in parapet line so it does not contribution to the streetscene character with anything else on the street. when viewed from Lower Marsh.

The metal cladding would be visible from the rear from Station Approach and adjoining properties. The Council’s conservation officer advises that the metal cladding is appropriate as it reflects the industrial character of nearby buildings, including the Waterloo Station, however the officer has advised that there is an over use of the metal cladding and has recommended that a condition should be imposed requiring all flank walls to be brick to reinforce the local character of Lower Marsh. This condition is included in the recommended list of conditions at Section 8 of this report. The volume is simply too big! This is a The Council’s conservation officer has advised that the conservation area and the character proposed massing is appropriate for the site. The main needs to be maintained. bulk of the building largely matches the height of the adjoining roof ridges, while the fifth storey element would be set back from the street to not be visible when viewed from Lower Marsh. I have seen a number of applications The Council’s conservation officer has advised that the approved that are pretty much based on front elevation responds well to the Lower Marsh the same style of architecture. I am afraid Conservation Area. This is discussed at Section 6.7 of that there will be too much repetition of the this report. same thing that has nothing to do with the heritage and diverse nature of the street. I am afraid that these buildings will get dated very quickly.

4.1.5 Waterloo Community Development Group representation

SUMMARY OF REPRESENTATION RESPONSE Loss of a community use This proposal appears to be in The relocation of the Waterloo library is discussed at contravention of Policies S1 and PN1 of Section 6.1 of this report. the Lambeth Local Plan which seek to prevent the permanent loss of premises In summary, officers recommend that the applicant enters used as a community facility. into a unilateral undertaking, agreeing to a “cascade mechanism” to re-provide a community premises on the The permission given for the current uses site if the applicant is unsuccessful in providing a in 2016 was for a temporary period of replacement library facility nearby. three years and it was stated that this was to ensure that there was no permanent loss of community usage.

The current library in the Oasis school is a “stop-gap” arrangement and that a library is not the only possible community use. The current proposal could readily be Although it is possible that the application site could used as a library. continue to be used as a library, the Council cannot insist that the site is always used as a library. The applicant is free to convert the library into any D1 use. This matter is discussed at Section 6.1 of this report. Design and Heritage We have no objection to making Granby Noted. Place more attractive and would welcome the proposed connection through to Launcelot Street We think the third floor elevation to Lower The Council’s conservation officer has advised that the Marsh is too dominant with its over large front elevation responds well to the Lower Marsh windows and it rather overwhelms the Conservation Area. This is discussed at Sections 6.6 and lower storeys. We also think the black 6.7 of this report. colouring of the fourth floor and associated tower is too assertive and not sufficiently The Council’s conservation officer has advised that the subordinate. metal cladding (the black colouring) is appropriate as it reflects the industrial character of nearby buildings, including the Waterloo Station, however the officer has advised that there is an over use of the metal cladding and has recommended that a condition should be imposed requiring all flank walls to be brick to reinforce the local character of Lower Marsh. This condition is included in the recommended list of conditions at Section 8 of this report. Much is made in the Design and Access of The Council’s conservation officer has advised that the the parapet line at the top of the second front elevation responds well to the Lower Marsh floor but we feel this doesn’t really come Conservation Area. This is discussed at Sections 6.6 and out in the design and it would be improved 6.7 of this report. if it was more clearly demarcated. The perspectives show planting tumbling The perspective drawings provide indicative planting over the edges of the terrace roofs but only. The approved drawings would not require any this isn’t apparent on the plans. The way formal planting on the roof terraces however future these are organized would actually occupants would be free to provide planting if wanted. appear to make planting rather difficult. Transport We welcome the proposed connection Noted. through to Launcelot Street It is a pity a direct connection is not being The proposed development does not provide a made from Granby Place to Station connection from Granby Place to Station Approach Road, Approach Road either as part of the however this is not considered necessary as the nearest building or as a separate way up. connection from Lower Marsh to Station Approach Road is 40m to the southwest.

In addition, the Waterloo Area SPD 2013 specifies that any redevelopment of the application site should “make provision for a route through into the station” (p.15). The proposed development does this and following development of the site, it would be entirely possible for Network Rail to open up a route from the application site into the station. Other Lambeth Council is acting as property This is not a material planning consideration. developer and we cannot help wondering whether they are sufficiently experienced in that role. Traditionally councils are much better suited to providing socially useful buildings.

4.2 Statutory and Other Consultees

4.2.1 Comments were received from a number of external and internal organisations. These are summarised in the material below:

4.2.2 LBL Conservation and Design

Advised that they were supportive of the scheme subject to a number of conditions, which are included in the recommended list of conditions. The Conservation and Design officer’s comments are addressed in detail at Sections 6.6 and 6.7 of this report.

4.2.3 LBL Planning Policy:

Advised as follows:  That a mechanism should be used to ensure that the permanent re-provision of the library is made to satisfy Policy S1 (b) (ii) of the Lambeth Local Plan. If this is secured then the loss of the library is acceptable in principle. Comment: the applicant has agreed to a mechanism where if the library is not re-provided elsewhere, that the lost D1 space will be re-provided on the application site.  That B1 uses on the upper floors is supported and in accordance with Policy ED2 of the Lambeth Local Plan 2015.  That the provision of A1 retail on the ground floor or the Lower Marsh frontage is acceptable and in accordance with Policies PN1 and ED6 of the Lambeth Local Plan 2015.

4.2.4 LBL Transport:

Advised that there are no objections to the proposal from a transport planning perspective subject to the following:

 The applicant agrees to a planning obligation that future occupants will not be entitled to apply for a business parking permit. Comment: the applicant has agreed to this planning obligation.  The applicant agrees to a planning obligation to fund the provision of one off-site disabled car parking bay at a cost of £10,000.00. Comment: The applicant has agreed to this planning obligation.  Clarification that the refuse and recycling storage provision was in line with Lambeth guidance and that the distance between the refuse storage and refuse collection point does not exceed 25m. Comment: The Council’s Waste & Recycling Storage and Collection Requirements technical specifications (2013), specifies that 2,500 litres of waste storage is required for the office use, 940 litres for the retail use and up to 970 and 1370 for the flexible use units. This could be provided in 4 small euro bins for the office use, 2 small euro bins for the retail unit and 2 small euro bins for the flexible use units. Adequate space to store these bins has been provided for each of the retail or flexible use units on site, however additional space for one additional euro bin is required for the office space. This is to be secured by condition.  Confirmation that there is capacity within the on-street servicing bays to accommodate the additional servicing requirements generated by the proposal. Comment: the applicant has commissioned a survey to confirm that there is capacity within the on-street servicing bays to accommodate the additional servicing requirements generated by the proposal. The findings will be presented via addendum.  Updates to the Construction Logistics and Management Plan (CLMP) are required including showing construction vehicles will not travel incorrectly down one-way streets and that the Lower Marsh market will be protected. Comment: A full Method of Demolition and Construction Statement will be required through condition, this will include a requirement for details about the protection of the Lower Marsh market.

4.2.5 LBL Highways:

Offered no objection to the submitted Construction Logistics and Management Plan (CLMP), but did ask that a final CLMP is submitted so that the finer details can be agreed. Comment: a condition requiring the submission and approval of a more detailed Method of Demolition and Construction Statement is included in the list of recommended conditions.

4.2.6 LBL Sustainability Consultant

The Council’s sustainability consultant advised that, subject to conditions, the application achieves all but one of the relevant sustainability standards. The application fails to meet the minimum 35% reduction in CO2 emissions over Part L of the Building Regulations (2013), only meeting a target of 29.45%.

The sustainability consultant has advised that carbon reductions could be addressed through more effective shading or a more sophisticated ventilation strategy that reduces heat gains and cooling requirements. Such strategies would not require modifications to the overall building design, so it is considered appropriate to include a condition that no development shall take place until a finalised Energy Strategy, demonstrating how a 35% carbon dioxide emissions reduction is to be met has been submitted to and approved by the local planning authority. This additional condition would ensure the proposed development achieves all relevant sustainability standards.

4.2.7 LBL Flooding and Sustainable Drainage Systems (SUDs)

Advised that the application could be supported with the imposition of a condition about the final drainage strategy. This condition has been included in the list of recommended conditions.

4.2.8 LBL Building Control

Advised that the basement impact assessment (BIA) documents were very detailed and included full details of how the basement works were to be undertaken. Advised that a final BIA would need to be submitted and that the applicant should contact TW and London Underground as part of the process. It is recommended that a final BIA is secured by condition.

Advised that the applicant needs to undertake further survey work in response of ordnance that may be present on the site, as the site did receive a direct hit during th was and there may be unexploded ordnance that still exist. It is recommended that this additional ordnance work is secured by condition.

4.2.9 London Underground:

Advised that they had no comments on the application.

4.2.10 Veolia Environmental Services:

Advised that the proposed waste collection arrangement were acceptable.

4.2.11 Design Out Crime Officer

The Design Out Crime Officer (DOCO) reviewed the reported crime in the area and advised about the potential for various offences to be committed on the site. The DOCO advised that due to the secluded nature of the site, that it would require sufficient lighting to be present to compliment CCTV.

The DOCO was pleased with the submitted crime and safety documents and advised that the proposal should be able to achieve the security requirements of Secured by Design. The DOCO advised that the adoption of these standards would help to reduce opportunity for crime.

The DOCO recommended that a condition should be included on any decision notice requiring the development to follow the principles and physical security requirements of Secured by Design. In response, officers have included a Secure by Design condition in the list of recommended conditions.

4.2.12 Historic England – Archaeology

Advised that there was no objection to the application subject to the inclusion of a condition requiring 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. This condition has been included in the list of recommended conditions.

4.2.13 Network Rail

Advised that the applicant must ensure that the proposal, both during construction and after completion of works on site, does not: encroach onto Network Rail land, affect the safety, operation or integrity of the company’s railway and its infrastructure, undermine its support zone, damage the company’s infrastructure, place additional load on cuttings, adversely affect any railway land or structure, over-sail or encroach upon the air-space of any Network Rail land, cause to obstruct or interfere with any works or proposed works or Network Rail development both now and in the future. Comment: officers are satisfied that the proposed development would not have any unacceptable impacts on Network Rail land. Should the applicant require access to Network Rail land during the demolition and construction periods, this will need to be negotiated between the parties and is not a planning consideration. Impacts during the demolition and construction periods are to be mitigated through the construction management plan.

4.2.14 Environment Agency

The Environment Agency advised that they have no objection to the proposal, however advised that the site sits over a secondary aquifer and recommended conditions that will allow for the mitigation and remedy of any contamination that may be found. The Council’s planning mapping systems does not highlight this site as being potentially contaminated, nonetheless, there is no officer objection to the inclusion of the EA’s recommended contamination conditions.

4.2.15 Thames Water Thames Water have advised that they do not have any objection to the proposal with regard to water infrastructure capacity or sewerage infrastructure capacity. Thames Water has provided advice to the applicant which has been added as an informative.

5 POLICIES

5.1.1 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. The development plan in Lambeth is the London Plan 2015 (as amended by Minor Alterations to the London Plan (MALP) dated 14 March 2016), and the Lambeth Local Plan 2015.

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

5.2 The National Planning Policy Framework (2012)

5.2.1 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 London Plan (MALP 2016)

5.3.1 The London Plan (MALP 2016) is the Mayor's development strategy for Greater London and provides strategic planning guidance for development and use of land and buildings within the London region. The key relevant London Plan policies are:

 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 2.13 Opportunity areas and intensification areas  Policy 3.1 Ensuring equal life chances for all  Policy 3.16 Protection and enhancement of social infrastructure  Policy 4.1 Developing London’s economy  Policy 4.2 Offices  Policy 4.3 Mixed use development and offices  Policy 4.7 Retail and town centre development  Policy 4.8 Supporting a successful and diverse retail sector and related facilities and services  Policy 5.1 Climate change mitigation  Policy 5.2 Minimising carbon dioxide emissions  Policy 5.3 Sustainable design and construction  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 5.16 Waste net self-sufficiency  Policy 5.17 Waste capacity  Policy 5.18 Construction, excavation and demolition waste  Policy 6.5 Funding crossrail and other strategically important transport infrastructure  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 7.9 Heritage-led regeneration  Policy 8.2 Planning obligations  Policy 8.3 Community infrastructure levy

5.3.2 The following London Plan (MALP) 2016 Supplementary Planning Documents (SPD) and Guidance Documents are also considered relevant:

 Sustainable Design and Construction SPD (April 2014).

5.4 The Lambeth Local Plan (LLP) 2015

5.4.1 The key relevant policies from the Lambeth Local Plan (LLP) 2015 are:

 Policy D2 Presumption in favour of sustainable development  Policy D4 Planning obligations  Policy ED2 Business, industrial and storage uses outside KIBAs  Policy ED3 Large offices (greater than 1,000sqm)  Policy ED7 Evening economy and food and drink uses  Policy ED9 A2 uses  Policy ED13 Markets  Policy S1 Safeguarding existing community premises  Policy S2 New or improved community premises  Policy T1 Sustainable travel  Policy T3 Cycling  Policy T6 Assessing impacts of development on transport capacity  Policy T7 Parking  Policy T8 Servicing  Policy EN4 Sustainable design and construction  Policy EN5 Flood risk  Policy EN6 Sustainable drainage systems and water management  Policy EN7 Sustainable waste management  Policy Q1 Inclusive environments  Policy Q2 Amenity  Policy Q3 Community safety  Policy Q5 Local distinctiveness  Policy Q6 Urban design: public realm  Policy Q7 Urban design: new development  Policy Q8 Design quality: construction detailing  Policy Q9 Landscaping  Policy Q10 Trees  Policy Q12 Refuse/recycling storage  Policy Q13 Cycle storage  Policy Q15 Boundary treatments  Policy Q16 Shop fronts  Policy Q17 Advertisements and signage  Policy Q20 Statutory listed buildings  Policy Q22 Conservation areas  Policy PN1 Waterloo

5.4.2 The following Lambeth Supplementary Planning Documents (SPD) and Guidance Documents are also considered relevant:

 Waterloo Area Supplementary Planning Document, April 2013  Lambeth Advertising and Signage Guidance  Lambeth Refuse and Recycling Storage Design Guide  Lambeth Waste and Recycling Storage and Collection Requirements – Technical Specification for Architects and Developers

6 ASSESSMENT

6.1 Relocation of the Waterloo library

6.1.1 Policy S1 of the Lambeth Local Plan states:

(a) The council will support and encourage the most effective use of community premises to address different and changing priorities and needs in the borough, in accordance with agreed strategies where relevant.

(b) Existing community premises, and land formerly in use as community premises, will be safeguarded unless it can be demonstrated that either: (i) there is no existing or future need or demand for such uses, including reuse for other community services locally, and adequate alternative accommodation is available to meet the needs of the area; or (ii) replacement facilities are proposed on or off site of the same or better size and quality to serve the needs of the area; or (iii) development of the site/premises for other uses, or with the inclusion of other uses, will enable the delivery of approved strategies for service improvements.

6.1.2 The long-term lawful use of the application site includes 121sqm of Class D1 Use. Policy S1 (b) seeks to safeguard this use, unless one of the three exemptions specified above apply.

6.1.3 The most recent D1 use on the site was the Waterloo Library, which has temporarily relocated to the Oasis Centre, 1 Kennington Road. The applicant is proposing to provide a permanent replacement library facility at the Oasis Academy Johanna School, the provision of which would satisfy the exemption at Policy S1 (b) (ii) of the Lambeth Local Plan 2015. In September 2017 the applicant appointed David Morley Architects (award winning designers of the Plimsoll building in Kings Cross) to undertake a feasibility Assessment assessing the redevelopment potential of the Oasis Academy Johanna site, including for the provision of a new school, residential accommodation and neighbourhood library. That commission is on-going and due to complete in early February 2018.

6.1.4 In the event that the applicant’s plans to provide a permanent library at the Oasis Academy Johanna School site are not successful, the applicant has agreed to a “cascading” legal obligation to be secured via a unilateral undertaking made under Section 106 of the Act. Under this obligation the applicant has agreed to re-provide 121sqm of Class D1 space on the application site (in the flexible D1/A1/A2/A3 unit). This unit could only be used for Class D1 purposes unless one of the exemptions in Policy S1 (b) were satisfied. This could include the planned provision of the replacement library facility at the Oasis Academy Johanna School site or elsewhere within the Waterloo area (Policy S1 (b) (ii)), the provision of 121sqm of Class D1 space within the Waterloo area (Policy S1 (b) (ii)), or the submission of evidence that one of the other exemptions in Policy S1 (b) has been satisfied.

6.1.5 In their letter of objection, the WCDG stated that they opposed the loss of the library use on the application site. However, Policy S1 does not allow the Council to specify what type of Class D1 premises operates on the application site (or a replacement site). Under the Town and Country Planning (Use Classes Order) 1987, the applicant could at any time change the use of the premises to a Clinic, health centre, crèche, day nursery, school, art gallery (other than for sale or hire), museum, hall, places of worship, law court or any other Class D1 use. Policy S1 only allows the Council to protect the quantum of space used as Class D1 and does not allow the Council to specify what that Class D1 use should be.

6.2 Appropriateness of an office use on the site

6.2.1 Policy ED3 of the Lambeth Local Plan (LLP) 2015 states proposals for offices greater than 1,000sqm will be supported in the Central Activities Zone, Vauxhall and Waterloo London Plan Opportunity Areas and Brixton and Streatham major town centres.

6.2.2 The application site is within the Central Activities Zone and is therefore an appropriate location for an office use.

6.3 Appropriateness of the proposed uses along the street frontage

6.3.1 The application proposes an active retail frontage to Lower Marsh that will help to enliven Lower Marsh, consistent with policies ED6 and PN1 of the LLP 2015. Specifically the proposal will achieve the following policies:

 Policy ED6 (a) which states that the Council will support the vitality and viability of Lambeth’s hierarchy of major, district and local centres, and Central Activities Zone frontage by (i) supporting retail, service, leisure, recreation and other appropriate uses in these areas; (ii) and maintaining the predominant retail function of primary shopping areas in… Lower Marsh / The Cut Central Activities Zone frontage; (iv) improving existing retail facilities.  Policy ED6 (c) (iii) which states that development in town centres should provide active- frontage uses.  Policy PN1 which states that at least 50 per cent of original ground floor units in the primary shopping area of Lower Marsh/The Cut CAZ frontage should be in A1 retail use. The proposed development would provide a retail frontage to Lower Marsh.

6.4 Late night uses

6.4.1 The proposed flexible units at the rear of the site could potentially be occupied by an A3 (restaurant) use, which would be likely to be open late at night. The site is located within Lower Marsh CAZ and the proposed uses are therefore acceptable in principle, subject to amenity considerations at Policies ED7(b) and Q2 of the Lambeth Local Plan, which are discussed in Sections 6.13 – 6.17 of this report. In summary, officers consider that there are no amenity impacts that warrant refusal of the application.

6.5 Demolition of the Existing Building

6.5.1 Local Plan Policy Q22 (b) states that development involving demolition in a conservation area will only be supported if: (i) the structure proposed for demolition does not make a positive contribution to the character or appearance of the conservation area; (ii) a suitable replacement has been granted planning permission; and (iii) a planning condition and/or section 106 agreement has been made that the building shall not be demolished until a contract for the replacement building has been made.

6.5.2 The proposed demolition of the existing building is considered to be acceptable in principle. The existing building compromises a single storey building with a flat roof that detracts from the streetscene of Lower Marsh. The Council’s Conservation Officer advised that the existing building makes a negative contribution to the Lower Marsh Conservation area, and its demolition would be welcomed. The proposed demolition is therefore in line with Local Plan Policy Q22 (b) (ii). A condition is recommended to ensure the building is not demolished until a contract for the replacement building has been made.

6.6 Proposed Building Design

6.6.1 Policy Q5 of the LLP relates to local distinctiveness and states that Lambeth’s local distinctiveness should be sustained and reinforced through new development.

6.6.2 Policy Q6 of the LLP states that the Council supports development that achieves a number of design requirements including: (ii) attractive, uncluttered, co-ordinated public realm; (iv) a building line that maintains or improves upon the prevailing building line; and (v) new or enhanced open space.

6.6.3 Policy Q7 of the LLP states that new development will generally be supported if: (i) it is of a quality design which is visually interesting, well detailed, well-proportioned with adequate detailing/architectural interest; and (ii) it has a bulk, scale/mass, siting, building line and orientation which adequately preserves or enhances the prevailing local character.

Building Design

6.6.4 The proposed building would make a positive contribution to the Lower Marsh Conservation Area. The main bulk of the building largely matches the height of the adjoining roof ridges. There is a variation in building heights along Lower Marsh, the proposed height is an appropriate response. The roof is a simple structure which is sufficiently set back from the façade and is not readily visible along Lower Marsh.

6.6.5 The front elevation has a 'fold' which makes a subtle feature of the changing building line that follows the curve of Lower Marsh. As a result the third floor is partly set back at a height that matches the height of the adjoining parapet. This helps to reinforce the strong parapet detail. The success of the 'fold' will be in the detailing, as such a coping on the 'parapet' line would not be supported. A condition is therefore recommended to secure details of this element.

6.6.6 Lower Marsh fenestration is one of punched openings which are replicated on each storey of the building. Where buildings benefit from more than three storeys, the additional storeys replicate the window detailing below. The windows on the proposed first and second floors follow the fenestration pattern in Lower Marsh; the third storey are larger asymmetrical windows. The asymmetrical design of the third floor windows do not raise objection as they follow on from the windows below and, it is acknowledged that there does exist some variation in Lower Marsh fenestration treatment, which the proposed windows do respond to.

6.6.7 The rear of the site is a four storey stepped design mainly large glazing within a brick framework, with a colonnade at ground floor leading to the 'square' at Granby Place. Given the varied character of the rear additions along this part of Lower Marsh facing Station Approach this element of the building is considered acceptable.

6.6.8 The roof is a simple structure and there are proposals to install PV panels. These would not be overly visible from the public realm, including Lower Marsh, Station approach and the Waterloo Station Platforms. It is recommended that full details of the PV design is secured by condition.

6.6.9 The front elevation responds well to the Lower Marsh Conservation Area, and the rear although mainly brick has a metal clad elevation treatment, reflecting the nearby industrial character. The Design officer considers that the flank walls should also be brick so that the rear of the building does not appear as an all metal building with a veneer of brick on the Lower Marsh elevation. A condition that the flank walls be constructed of brick is included in the recommended list of conditions.

Materials

6.6.10 The proposed building would be constructed of brick with pigmented precast concrete ground floor at the front running through to the rear and a framed rear elevation. Dark metal for the roof and rear elevation is also proposed as discussed above. Brick is the characteristic material of Lower Marsh and its use is appropriate on this building. The concrete reflects the historic use of render as a decorative feature along Lower Marsh. The use of brick as the main building material on the rear projections helps to reinforce the local character. The dark metal for the roof structure will sit well with the dark slates of the traditional roofs.

6.6.11 There is a variety of brick in Lower Marsh and this building would need to mediate this along with the proposed pigmented concrete. Details of the proposed polished concrete shall be secured via condition to address the fact that the area is synonymous with street art/graffiti and that having large areas of exposed concrete may attract graffiti.

Shop Fronts and passageway

6.6.12 The shop units and shop units incorporate the enlarged opening that will accommodate a passageway to the rear of the site and Granby Place, running adjacent to the retail units. The height of the fascia matches the adjoining fascia height and the passage aperture is terminated with a pilaster; the shop front and passage are fully integrated. An awning is fully integrated within the window frame which will accommodate signage as well as the windows and a projecting sign.

6.6.13 The double aspect window, the generous width and the treatment of the passageway walls provide welcoming and animated access. The soffit detailing and the potential for art work also create an interesting space. Officers recommend that information on the treatment of the walls along the passage is secured by condition and that this should be designed to avoid graffiti.

Conclusion

6.6.14 The Council’s Conservation officer has advised that they are supportive of the scheme subject to conditions about materials, design details, material samples, lighting details, security design details, cladding details and shop front details. It is considered, subject to these conditions that the proposed building design, height and massing successfully integrates in its context in line with Local Plan Policies Q5, Q6 and Q7.

6.7 Impact on Heritage Assets

6.7.1 This section sets out the legislative and national policy context for the Officer assessment of the impact of the development proposal on the historic environment and its heritage assets. The relevant heritage assets are the Lower Marsh Conservation Area and the setting of the Camel and Artichoke public house, which is a locally listed building.

Legislative Framework

6.7.2 Section 72(1) PLBCA Act provides that in the exercise, with respect to any buildings or other land in a conservation area, of any functions under or by virtue of (amongst others) the planning Acts, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of the conservation area.

National Policy

6.7.3 Paragraph 17 of the NPPF sets out 12 “core planning principles” that should underpin both plan-making and decision-taking. Those principles include the following:

“Planning should always seek to secure high quality design and should conserve heritage assets in a manner appropriate to their significance so that they can be enjoyed for their contribution to the quality of life of this and future generation”.

6.7.4 The NPPF defines a “heritage asset” as:

“A building, monument, site place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest”.

6.7.5 The definition includes both designated heritage assets (of which, Listed Buildings and Conservation Areas are relevant here) and assets identified by the Local Planning Authority (including local listing).

6.7.6 “Significance” is defined within the NPPF as being:

“the value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives from a heritage asset’s physical presence, but also from its “setting”.

6.7.7 Paragraph 129 of the NPPF requires local planning authorities to identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting its setting), taking account of the available evidence and any necessary expertise. That assessment should then be taken into account when considering the impact of the proposal on the heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.

6.7.8 Paragraphs 131 and 132 of the NPPF provide as follows:

131. In determining planning applications, local planning authorities should take account of:  the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;  the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and  the desirability of new development making a positive contribution to local character and distinctiveness.

132. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be…

6.7.9 Paragraph 134 of the NPPF provides that where a development proposal will lead to less than substantial harm to the significance of the designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.

6.7.10 Paragraph 135 of the NPPF deals with non-designated heritage assets as follows:

135. The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.

Approach Required

6.7.11 Turning to consider the application of the legislative and policy requirements set out above, the first step is for the decision-maker to consider each of the designated heritage assets (referred to hereafter simply as “heritage assets”) which would be affected by the proposed development in turn and assess whether the proposed development would result in any harm to the heritage asset.

6.7.12 The decision of the Court of Appeal in Barnwell Manor confirms that the assessment of the degree of harm to the heritage asset is a matter for the planning judgement of the decision- maker. However, where the decision-maker concludes that there would be some harm to the heritage asset, in deciding whether that harm would be outweighed by the advantages of the proposed development (in the course of undertaking the analysis required by s.38(6) PCPA 2004) the decision-maker is not free to give the harm such weight as the decision-maker thinks appropriate. Rather, Barnwell Manor establishes that a finding of harm to a heritage asset is a consideration to which the decision maker must give considerable importance and weight in carrying out the balancing exercise.

6.7.13 There is therefore a “strong presumption” against granting planning permission for development which would harm a heritage asset. In the Forge Field case the High Court explained that the presumption is a statutory one. It is not irrebuttable. It can be outweighed by material considerations powerful enough to do so. But a local planning authority can only properly strike the balance between harm to a heritage asset on the one hand and planning benefits on the other if it is conscious of the statutory presumption in favour of preservation and if it demonstrably applies that presumption to the proposal it is considering.

6.7.14 The case-law also establishes that even where the harm identified is less than substantial (i.e. falls within paragraph 134 of the NPPF), that harm must still be given considerable importance and weight.

6.7.15 Where more than one heritage asset would be harmed by the proposed development, the decision-maker also needs to ensure that when the balancing exercise in undertaken, the cumulative effect of those several harms to individual assets is properly considered.

6.7.16 What follows is an Officer assessment of the extent of harm which would result from the Development to the scoped heritage assets provided by the applicant as part of its submission. This includes Conservation Areas, and neighbouring Listed Buildings.

Impact on the Lower Marsh Conservation Area 6.7.17 The Lower Marsh Conservation Area Statement 2007 provides the following information about the conservation area:

Lower Marsh Conservation Area has, at its heart, one of the most historic routes within Lambeth. It was designated as a conservation area in 1984 in order that its architectural and historic interest could be preserved or enhanced and its status as a shopping centre strengthened and enhanced.

The area is a varied mix of mostly 19th and 20th Century commercial buildings—shops, offices, premises, workshops and pubs. Generally the earlier buildings occupy narrow historic plots whilst many of the later buildings spread over a number of these plots. The strong building line gives a great sense of unity and enclosure to the whole whilst the street market brings colour and activity to the street scene.

6.7.18 It is officer assessment that the proposed development would not harm the character of the Lower Marsh Conservation Area. The reasons for this are as follows:  The existing building makes a negative contribution to the Lower Marsh Conservation Area, its’ demolition would result in no harm to any heritage assets, and would be welcomed by Council’s conservation and design officers.  The proposed replacement building would make a positive design contribution to the surrounding area, and the Lower Marsh Conservation Area.  The building line along Lower Marsh is retained.  The retail frontage of Lower Marsh is appropriately retained.  There will be no external security roller shutters or roller blinds facing Lower Marsh.  All plant material would be located internal to the building.  The building height along Lower Marsh (3-4 storeys) is characteristic of the area. Higher building elements are kept to the rear of the site where they will not be highly visible from Lower Marsh.

Impact on the setting of the Camel and Artichoke public house.

6.7.19 The Camel and Artichoke public house is a locally listed building, which is described in the Lower Marsh Conservation Area Statement 2007 as an imposing 4-storey Victorian premises with original pub front and very good detailing to the upper floors.

6.7.20 The proposed building has been designed to protect the setting of this building by incorporating a lower building height and setting back the fifth floor to maintain to dominance of the Camel and Artichoke when viewed from Lower Marsh and from Station Approach, and by using brick as the dominant material to consistent with the brick exterior of the Camel and Artichoke building. The proposed development would result in no harm to the setting of the locally listed Camel and Artichoke building.

6.7.21 In summary it is considered that the proposed demolition of the existing building (which makes a negative contribution to the Lower Marsh Conservation Area) and construction of the proposed building would make a positive contribution to the character and appearance of the Lower Marsh Conservation Area. Subject to the design related conditions recommended at section 8 below, the proposed development would respect and reinforce the established, positive characteristics of the area in terms of the building line, siting, design, height, forms, materials, joinery, and window detailing in line with Local Plan Policy Q22. As there is no harm to any heritage asset, it is not necessary to consider whether harm to a heritage asset would be outweighed by public benefits.

Harm versus benefits

6.7.22 Officers have concluded that no harm would be caused to any of the heritage assets surrounding the Site as a result of the Development. An assessment of harm versus benefits with regard to heritage assets is therefore not required. However, to assist the final decision maker (in this case the Planning Applications Committee), a summary list of public benefits that arise from the development is set out below:

 Demolition of a building that makes a negative contribution to the Lower Marsh Conservation Area.  A revitalisation of Granby Place, making it a more attractive place for residents and workers to visit.  New purpose built, flexible office (and employment) space that would be appropriate for small/medium enterprises and start-ups, to the benefit of the local economy.  Safeguarding the potential for a pedestrian link between Lower Marsh and Waterloo Station.  The opportunity to open up a through route from Granby Place to Launcelot street, and the potential to bring the arches beneath Station Approach Road into greater use.  Multiple construction jobs during the construction period.  Additional opportunities for employment opportunities post construction.  Contribution towards local jobs and employment during the construction and upon completion; to be secured by S106 agreement.  A financial contribution towards the marketing of Lower Marsh.  Improved existing retail premises in line with Policy ED6(a)(iv).  Regeneration of Lower Marsh in line with Policy ED(a)(iii).  Improved environmental performance of the building including reduced off-site drainage, a green roof, and higher energy performance.  Additional visitors to Lower Marsh, helping to support local businesses.  Improved community safety through a building to Design Out Crime standards.  Increased on-site cycle parking (currently none provided).  All plant equipment to be located within the building, replacing existing external plant.  Community Infrastructure Levy payment.

6.8 Archaeological considerations

6.8.1 The planning application lies in an area of archaeological interest (Archaeological Priority Area). Historic England - Archaeology were consulted, and offered no objection to the application subject to the condition requiring a two-stage process of archaeological investigation comprising: evaluation to clarify the nature and extent of surviving remains, and followed, if necessary, by a full investigation.

6.9 Quality of the Office Space

6.9.1 There are no amenity standards for office space specified in the LLP 2015 or the London Plan 2016. It is however considered that the proposed office space would be built to a good standard noting that:  Floor-to-ceiling heights would be a minimum of 2.6m;  Officer workers would have access to terraces for outdoor working and breaks; and  All levels have large windows providing natural lighting into the floor areas.

6.9.2 The type of office accommodation proposed may be let/licensed to individuals, or small-to- medium enterprises (SME) on a flexible basis, rather than leased as a unit to a single, large, office occupier, although it would be capable of being let out to a single occupier should demand dictate. The applicant has agreed to develop the office space to turnkey standards. This is consistent with Policy ED2 and would appeal to small-to-medium enterprises by making it easier for them to establish on the site without the need for costly fit out works.

6.10 Accessibility

6.10.1 Policy Q1 of the LLP 2015 states that the Council will expect applicants to show in their supporting statements how their proposals achieve inclusive design

6.10.2 The application site has a slight slope from Lower Marsh to the railway arches of 1m. Level access will be maintained throughout Granby Place. Smooth Yorkstone paving will provide access to all area of the public realm, with pockets of granite setts between.

6.10.3 The proposed ground floor retail unit would have level access from Lower Marsh, and the flexible unit and office building would have level access from Granby Place. A lift would provide wheelchair access to all levels of the office building except a small section of office space at level 4, which cannot have lift access to ensure the lift overrun would not be visible from Lower Marsh. Levels 1-3 of the officer building will have a disabled toilet.

6.11 Sustainability

6.11.1 Local Plan Policy EN4 states that proposals should demonstrate in a supporting statement that sustainable design standards are integral to the design, construction and operation of the development. Non-residential developments should also be accompanied by a pre- assessment, demonstrating how the following BREEAM standards, or any future replacement standards, will be met. Policy EN4(b) (i) states that all new non-residential development and non-self-contained residential accommodation, should meet at least BREEAM ‘Excellent’ unless it is demonstrated that it is not technically feasible or viable to do so, in which case proposals should demonstrate a ‘Very Good’ rating with a minimum score of 63 per cent.

6.11.2 The Council’s sustainability consultant has reviewed the application documents and recommended pre-commencement conditions to ensure that the details of the proposed PV panels and the proposed green roof are secured through pre-commencement condition. Officers consider these conditions to be acceptable to ensure good sustainable design in accordance with Policy EN4 of the Lambeth Local Plan (2015).

6.11.3 A BREEAM pre-assessment report has been provided which indicates an ‘Excellent’ score is achievable. This is considered acceptable, and further BREEAM assessments at design stage and at construction state will be secured by condition.

6.11.4 The Council’s sustainability consultant advised the application fails to meet the minimum 35% reduction in CO2 emissions over Part L of the Building Regulations (2013), only meeting a target of 29.45%. However, this could be addressed through more effective shading or a more sophisticated ventilation strategy that reduces heat gains and cooling requirements. Such strategies would not require modifications to the overall building design, so it is considered appropriate to include a condition that no development shall take place until a finalised Energy Strategy, demonstrating how a 35% carbon dioxide emissions reduction is to be met has been submitted to and approved by the local planning authority. This additional condition would ensure the proposed development achieves all relevant sustainability standards.

6.12 Secure by Design

6.12.1 Local Plan Policy Q3 Community safety states the Council will expect development to utilise good design to design out opportunistic crime, anti-social behaviour and fear of crime.

6.12.2 The application was referred to Secure by Design officers who provided no objections to the development subject to a condition about achieving secured by design standards. On this basis, it is considered that the proposed development in consistent with Council’s policies about community safety at Local Plan Policy Q3.

6.13 Flues from Potential A3 Use

6.13.1 The proposed flexible unit could potentially be occupied by a Class A3 (Restaurant and Cafe) Use, which may require a kitchen extraction system to be installed. The applicant has confirmed that any flue would be installed internal to the proposed building, with the vent located at the rear of the top floor. To ensure such a flue would not impact on the amenity of nearby residential properties, a condition would be imposed to control any installation of kitchen flues in line with Policies ED7 and Q2 of the Lambeth Local Plan 2015.

6.14 Daylight, Sunlight and Overshadowing

6.14.1 Policy Q2 of the Lambeth Local Plan 2015 states that development will be supported if (iv) it would not have an unacceptable impact on levels of daylight and sunlight on the host building and adjoining property; and (vi) adequate outdoor amenity space is provided free from excessive… overshadowing.

6.14.2 Paragraph 10.5 of the Lambeth Local Plan 2015 states that the Council will use established industry standards when assessing schemes, including ‘Site Layout Planning for Daylight and Sunlight’, BRE Trust, 2011 (hereafter referred to as the BRE guide). The BRE guide is not mandatory and is intended to be an ‘instrument’ of planning policy. “Although it gives numerical guidelines, these should be interpreted flexibly since natural lighting is only one of many factors in site layout design”. London Plan Policy 7.6B takes a similar approach and states: “An appropriate degree of flexibility needs to be applied when using BRE guidelines to assess the daylight and sunlight impacts of new development on surrounding properties.” In denser urban locations there are likely to be BRE transgressions with new development in place.

Daylight

6.14.3 In regards to daylight, the BRE has developed a series of tests for daylight, which if all are failed, a development would be considered to make an unacceptable difference to the daylight within neighbouring properties. The three principle methods are 1) Vertical Sky Component (VSC); 2) No Sky Line (NSL) and, for new developments, 3) Average Daylight Factor (ADF). VSC assesses the quantum of skylight falling on a vertical window, NSL assesses the distribution of skylight in a room space and ADF assesses the interior daylighting to a room.

6.14.4 The applicant has provided a Daylight and Sunlight Impact Assessment prepared by Waldrams. The assessment looked at all surrounding properties and found that all existing windows would achieve either the VSC or NSL tests.

6.14.5 In 2015, planning permission was granted for a new single-storey dwelling at the rear of 112- 113 Lower Marsh (LBL ref. 15/03786/FUL); this scheme has not be built to date. The assessment by Waldrams found that all of the windows for this scheme would also achieve the VSC or ADF tests.

Sunlight

6.14.6 In regards to sunlight, the BRE has developed the Average Probable Sunlight Hours (APSH) test, which if failed would be considered to make an unacceptable difference to the sunlighting of neighbouring properties. APSH assesses the average quantum of sunlight falling on a living room window; different targets are set for summer and winter months.

6.14.7 The Daylight and Sunlight Impact Assessment prepared by Waldrams looked at all surrounding properties and found that all existing and proposed living room windows would pass the APSH test.

Overshadowing

6.14.8 In regards to the overshadowing of gardens and amenity areas, the BRE recommends that for them to appear adequately sunlit throughout the year, at least half of a garden or amenity space should receive at least two hours of sunlight on 21st March or that each amenity space should receive at least 2 hours of sunlight on 21st March.

6.14.9 The Daylight and Sunlight Impact Assessment prepared by Waldrams looked at all surrounding properties. In total, the proposal would impact on the following amenity areas (also shown on Image 8 below):  119 Lower Marsh – existing roof terrace (identified as area A5).  112-113 Lower Marsh – existing terrace to rear flat (identified as area A3).  112-113 Lower Marsh – existing terrace to front flat (identified as area A4).  112-113 Lower Marsh – proposed terrace to new flat (does not exist at present).

6.14.10 The Daylight and Sunlight Impact Assessment prepared by Waldrams shows that the existing roof terrace to 119 Lower Marsh (area A5) and the existing terrace to the rear flat, 112-113 Lower Marsh (area A3) would receive sunlight in accordance with BRE recommendations.

6.14.11 In relation to the existing terrace to the front flat, 112-113 Lower Marsh (area A4), the proposed development would result in some loss of access to sunlight, however officers do not consider that this would be unacceptable. Officers have come to this conclusion noting that the existing terrace does not achieve the BRE standards relating to overshadowing (most of the existing terrace is overshadowed on 21 March), and noting that the proposal would achieve the BRE standards in all of the summer months (April to August) when occupants are most likely to want to use the terrace.

6.14.12 In relation to the proposed new terrace to the new flat at the rear of 112-113 Lower Marsh, although this terrace is not shown on Image 8 below, officers can confirm that the proposed development would not result in any noticeable impact to this terrace. The terrace would have very limited access to sunlight without the proposed development and this would continue to be the case with the proposed development.

6.14.13 Officers do note that there are two additional terraces on the roof of 112-113 Lower Marsh (shown as areas A1 and A2) that would be impacted by the proposed development. These terraces however do not benefit from planning permission. Officers do not consider that additional overshadowing of these terraces should warrant refusal of the application.

Image 8: existing and proposed overshadowing – 21 March

6.15 Loss of Privacy

6.15.1 Local Plan Policy Q2 states that development will be supported if: (ii) acceptable standards of privacy are provided without a diminution of the design quality; (iii) adequate outlooks are provided avoiding wherever possible any undue sense of enclosure or unacceptable levels of overlooking (or perceived overlooking);

6.15.2 In relation to the proposed windows, none of these would result in any unacceptable views into the habitable rooms of adjoining residential properties. The proposal would provide views into the Camel and Artichoke public house (planning permission for the conversion of the upper floors was recently granted on appeal), including two hallways and two bathrooms serving the ancillary residential uses at second the third floor levels, however these windows are located some distance away on the opposite side of Granby Square. There are already views into these windows from Station Approach. The proposal would also provide indirect views from the second and third floor office areas into the windows of two bedrooms at 119-120 Lower Marsh. To mitigate this overlooking, the applicant has angled the proposed office floor windows to face away from the residential properties or provided ‘fins’ on the windows that providing screening and block the indirect views into the adjoining properties. Again, there are existing views from Station Approach directly into these windows.

6.15.3 In relation to the proposed roof terraces, each has been set back from the building edge to avoid any unreasonable overlooking into neighbouring properties.

6.16 Outlook and Sense of Enclosure

6.16.1 Policy Q2 of the Lambeth Local Plan 2015 states that development will be supported if (i) visual amenity from adjoining sites and from the public realm is not unacceptably compromised; (iii) adequate outlooks are provided avoiding wherever possible any undue sense of enclosure or unacceptable levels of overlooking (or perceived overlooking).

6.16.2 The proposed development would be visible from the rear facing windows and the roof top terrace of 119-120 Lower Terrace and from the windows and terraces at 112-113 Lower Marsh. However, the proposed bulk and massing are not considered to result in any undue sense of enclosure. No proposed building mass would be within the direct view line from the rear windows of 112-113 or 119-120 Lower Marsh, ensuring any new building mass is not overbearing in appearance.

6.16.3 Officer are also mindful that the dwellings at 112-113 and 119-120 Lower Marsh are dual aspect, and have views from the front windows and the roof top terrace over Lower Marsh. Given the dual aspect nature of these dwellings, it is not envisaged that the proposed development would offer an undue sense of enclosure or result in unacceptable outlook either.

6.17 Noise

6.17.1 Officers have identified that there are potential noise impacts from the plant equipment, from the potential use of the flexible A1-A3 unit, and from the potential use of the office terraces. Each of these are discussed below.

6.17.2 Policy Q2 of the Lambeth Local Plan 201 states that development will be supported if (vii) service equipment (including lift plant, air handling/extract, boiler flues, meter boxes, gas pipes and fire escapes) is fully integrated into the building envelope or located in visually inconspicuous locations within effective and robust screening/enclosures, and does not cause disturbance through its operation.

Noise from plant equipment

6.17.3 The proposed development has all plant located internal to the building. The full details of the proposed mechanical plant has not been provided at this stage and to ensure that future mechanical plant does not impact on the amenity of nearby residents, particularly those along Launcelot Street, it is recommended that a condition is imposed so that mechanical plant does not exceed the background noise level L90B(A) 15 minutes, when measured outside the window of the nearest noise sensitive or residential premises.

6.17.4 Officers also recommend a condition that full details of plant equipment and trunking, including building services plant, and ventilation and filtration equipment, should be been submitted to and approved in writing by the Local Planning Authority. This is to ensure that all of these services are located internal to the building and to further ensure no nuisance or disturbance is caused to the detriment of the amenities of neighbouring occupiers or to the area generally.

Noise from potential late night uses

6.17.5 The proposed drawings show that there would one flexible A1/A2/A3 unit facing onto Granby Place.

6.17.6 Due to the flexible nature of this unit, there is potential that this unit could be occupied by an A3 (restaurant or cafe), which carries with it potential for noise from music and/or patrons. To safeguard the amenity of surrounding residents along Lower Marsh and Launcelot Street, officers recommend the inclusion of conditions ensuring that, should the site be occupied by a Class A3 use, no music or other amplified sound is audible above background noise at the nearest residential property. In addition, a condition is recommended that the details of any outdoor seating associated with an A1 or A3 unit is submitted to the local planning authority for approval.

Noise from use of the office terraces

6.17.7 Offices are a compatible use with residential uses because generally they do not result in noise or other impacts that would unreasonably impact on residential amenity. It is likely that office workers would mostly be on site during usual working business hours, however to avoid any unacceptable noise related amenity impacts from the office space to the residential areas, it is proposed to include conditions on any planning permission addressing the following matters:

 No use of the roof terraces between 10pm and 7am on any day.  No audible music or other amplified sound from the offices at any time of the day.

6.18 Car Parking

6.18.1 Policy T7 of the LLP 2015 supports car free development, particularly in areas where alternative modes of transport and available and where public accessibility is high, but should comply with London Plan standards for other forms of parking including for cycles, motor-cycles, cars for disabled people, electric vehicle charging points and coaches.

6.18.2 The proposed development is car free, nonetheless the applicant has agreed to fund the provision of one off-site disabled space in accordance with Policy T7 at a cost of £10,000.00.

6.19 Cycle Parking

6.19.1 The application would provide 13 long stay and 12 short stay cycle parking spaces within Granby Place. This provision is consistent with the requirements of the London Plan.

6.19.2 The applicant has not provided full details about the design of the cycle parking, which officers recommend should be secured by way of condition. Officers are aware however that the cycle parking would be covered and secure in line with the requirements of Policies T3 and Q13 of the LLP 2015.

6.20 Travel Plan Statement

6.20.1 LLP Policy T1 promotes ‘a sustainable pattern of development’. In line with this policy and to ensure that occupants/users of the development benefit from sustainable travel options, it is recommended that a condition is imposed requiring the submission of a travel plan statement. This is in line with TfL guidance on planning requirements for travel plans.

6.21 Refuse, Servicing and Delivery Arrangements

6.21.1 LLP Policy T8 Servicing states that new development will be permitted where adequate provision is made for servicing appropriate to the scale, form and location of the proposed development, including provision for commercial vehicles, ensuring that it is appropriate and acceptable in terms of impact on amenity of adjacent properties and road and traffic conditions of the location.

6.21.2 There are currently two short term loading bays directly outside the premises along Lower Marsh, which could be utilised by service and delivery vehicles, including waste collection vehicles.

6.21.3 In regards to deliveries, there is restricted parking along Lower Marsh, however there are a number of designated parking / loading bays which allow loading for up to 30 minutes from Monday to Friday between 8.30 AM and 6.30 PM and on Saturday between 8.30 AM and 1 PM including the row of bays adjacent to the site on the northern side of Lower Marsh. There are no restrictions outside of these times. The applicant’s transport statement advises that the timing of deliveries would be managed to take place before 10 AM in order to minimise interaction with Lower Marsh Market. The applicant has commissioned a survey to confirm that there is capacity within the on-street servicing bays to accommodate the additional servicing requirements generated by the proposal. The findings will be presented via addendum.

6.21.4 In regards to refuse and recycling collection, the applicant has had detailed discussion with Veolia, who have subsequently confirmed that the collection arrangements are acceptable. The refuse and recycling collection arrangement agreed between Veolia and the applicant is for collection vehicles to park on Lower Marsh using one of the two Loading Bays out the front of the site, and for bins to be wheeled from the entrance of the site to the collection vehicles. The submitted documents state that collection times would be restricted between 7am and 8am and 5.30pm and 6.30pm each day. These times are acceptable as they are not too early or late to unacceptably interfere with residential amenity, and will not conflict with the operation of the Lower Marsh Market.

6.21.5 The applicant would be required to wheel all bins to the entrance of the site (at the location of the improved entrance to Granby Place), where they would then be collected by Veolia and transported to the collection vehicles on Lower Marsh. Once the bins are returned by Veolia to the entrance of the site, the applicant would be required to return all waste bins to the designated refuse the recycling storage areas. To ensure the success of this arrangement, it is recommended that a condition is included on any decision notice requiring the preparation of a detailed waste management strategy. This would including a condition that bins are to be returned to storage areas as quickly as possible.

Image 9: The proposed refuse and recycling storage and collection arrangements

Refuse and Recycling Storage

6.21.6 It is proposed to store all refuse and recycling bins for the B1 office use in the basement. The Council’s Waste & Recycling Storage and Collection Requirements technical specifications (2013), specifies that 2,500 litres of waste storage is required for the office use, 940 litres for the retail use and up to 970 and 1370 for the flexible use units. This could be provided in 4 small euro bins for the office use, 2 small euro bins for the retail unit and 2 small euro bins for the flexible use units. Adequate space to store these bins has been provided for each of the retail or flexible use units on site, however additional space for one additional euro bin is required for the office space. This is to be secured by condition.

6.21.7 Full details of the design of the refuse and recycling storage areas have not been provided, therefore officers recommend the inclusion of a condition requiring these to be designed to the standards set in the Council’s Refuse & Recycling Storage Design Guide, July 2013.

6.22 Flooding and Basement Impact

6.22.1 Policy EN5 of the Lambeth Local Plan 2015 states that basement proposals shall incorporate appropriate mitigation measures to ensure the development is safe from all forms of flooding and does not increase flood risk elsewhere. It also states that applications will be required to demonstrate that the proposal would not cause harm to the built and natural environment and local amenity and would not result in flooding or ground instability.

6.22.2 The application site is located within Flood Zones 2 and 3. The applicant is proposing 324.4sqm of basement in a mixture of A1 and A1/A2/A3 use. The Environment Agency noted that the application site is located above a secondary aquifer and that excavation could result in contamination or uncover contaminated areas previously unidentified. The Environment Agency has stated that they have no objection to the proposal, however have asked that Officers be aware that the site sits over a secondary aquifer. The Environment Agency have recommended conditions that will allow for the mitigation and remedy of any contamination that may be found. The Council’s planning mapping systems does not highlight this site as being potentially contaminated, nonetheless, there is no officer objection to the inclusion of the EA’s recommended contamination conditions.

6.22.3 The proposal is not creating a habitable residential environment and is located in an area which benefits from the River Thames tidal flood defences. Three sets of stairs provide access to the upper floors in case of a flood event. The Council’s Flood Risk Officer has recommended a condition requiring a final Drainage Strategy which would cover surface water drainage, a basement impact assessment and a maintenance and management plan for the proposed drainage scheme. Officers consider that the proposed condition would be acceptable to allow for further assessment of the basement area and to ensure that flood risks will not be increased by the proposed development.

6.22.5 It is considered that the proposed conditions would ensure that the proposal would be in general accordance with Policy EN5 of the Lambeth Local Plan (2015) and would ensure that the proposal would not result in a significant increase in the risk of flooding at this property or result in potential contamination.

6.23 Sustainable Drainage Systems (SUDs)

6.23.1 The applicant has submitted a SUDS strategy which evaluates a number of SUDS options for the site and concludes that a green roof is highly feasible for the site.

6.23.2 A green roof is proposed as part of the application, however full details of its design and capacity have not been provided. The Council’s Flooding Officer has advised that further information about the overall SUDS strategy should be submitted including a drainage strategy or plan in accordance with the guidance outlined on Lambeth Council’s ‘Sustainable drainage for major planning applications’. A condition is recommended to secure the submission and approval of this information.

6.24 Construction Impacts

6.24.1 Policy T8 states that planning applications for major developments should include a Construction Management and Logistics Plan that is appropriate to the scale of the development, demonstrating arrangements for construction traffic and how environmental, traffic and amenity impacts will be minimised.

6.24.2 The application site adjoins residential properties and has a highly visible and wide frontage to Lower Marsh. Construction activities have potential to impact on the area including the amenity of nearby residential properties, on the operation of the Lower Marsh Market, and on the general amenity of the area. To address these impacts and to ensure the external appearance of the application site is satisfactory during the construction period, officers recommend the submission of a detailed Method of Construction Statement which provides full details of the proposed construction methodology. The statement should advise how neighbours and adjoining businesses will be notified of any works, all reasonable measures to protect residential amenity, and all reasonable measures to protect the operation of the Lower Marsh Market.

6.24.3 The application site adjoins Station Approach to the rear. It would be preferable if construction related activities could be moved from Lower Marsh to Station Approach as this would reduce construction traffic using Lower Marsh and impacts to the Lower Marsh market. However, Station Approach is private land managed by Network Rail, therefore the applicant’s would require the consent of Network Rail to use their land for construction purposes. The applicant has advised in their application documents that the use of Station Approach as a vehicle access route would be investigated. Officers recommend a condition that the applicant be required to explore measures to move construction related traffic onto Station Approach where possible, including evidence of contact with Network Rail on the ability to use their land for these purposes.

6.24.4 To further offset the impacts of the construction impacts, the applicant has also agreed to join the considerate constructors’ scheme and will include such a provision in the unilateral undertaking.

6.25 S106 Agreement / Unilateral Undertaking and CIL

6.25.1 Local Plan Policy D4 specifies when Section 106 planning obligations will be sought. This includes to fund local improvements to mitigate the impact of development. Please note that as the applicant is the Council that it cannot enter into a Section 106 agreement with itself. The mechanism to secure planning obligations in this situation therefore is for the applicant to enter into a unilateral undertaking pursuant to S106 of the Town and Country Planning Act.

6.25.2 In accordance with Policy D4, officers have discussed with the applicant the need for planning obligations. The final package of obligations reflects current circumstances and the individual aspects of the development. The draft heads of terms for the planning obligation have been agreed with the applicant and are set out below. The obligations are considered necessary to make the development acceptable in planning terms and are considered to meet the relevant tests set out in Regulation 122 of the CIL Regulations.

Land Use  Cascade mechanism to re-provide the Class D1 community use on the application site if required as detailed at Section 6.1 of this report.

Transport and Movement  No business parking permits.  £10,000.00 payment towards the provision of an on-street disabled car parking space.

Employment, Skills, Training and Labour  Submission of an Employment and Skills Plan to cover the construction phase and end use phase.  Local Labour in Construction Contribution payment of £12,500.00.  Employment and Training Contribution of £24,290.63.

Support to Lower Marsh / The Cut  Support to Town Centres Contribution of £10,000. To be spent on supporting Lower Marsh/The Cut.

Construction  Offices built to a “turnkey” standard.  Membership of the Considerate Constructors Scheme.

Monitoring Fee  Monitoring Fee £1,889.53.

6.25.3 If the application is approved and the development is implemented, a liability to pay the Lambeth Community Infrastructure Levy (CIL) would arise. The London Mayoral CIL would also be applicable. The London Mayoral CIL would be applied towards the cost of Crossrail.

6.25.4 The Support for Town Centre Contribution is consistent with Policy D4, which states planning obligations will be sought to ensure development proposals provide or fund local improvements to mitigate the impact of development. This may include town centre management.

7 CONCLUSION

7.1.1 It is proposed to comprehensively redevelop the application site with a new office led development, including retail, commercial and community uses, and an upgrade to Granby Place to become an improved public square with planting.

7.1.2 The proposed uses are consistent with the London Plan and Council’s land use policies and will help to maintain the predominant retail function of the Lower Marsh / The Cut Central Activities Zone frontage.

7.1.3 The existing building is of no heritage significance and identified as a negative contributor to the Lower Marsh Conservation Area. There is no objection to its demolition.

7.1.4 The proposed building design has been refined in consultation with the Council’s conservation and urban design team through a pre-application process. The proposed building would result in improvements to and enhancement of the character of the Lower Marsh Conservation Area.

7.1.5 Officers have been mindful of the amenity of adjoining residential properties and it is officer opinion that the scheme maintains resident amenity in line with expectations of a site within the Central Activities Zone.

7.1.6 The conditions and informatives recommended by officers are set out in Section 8 of this report, and the heads of terms of the unilateral undertaking are set out in Section 6.25 of this report. The conditions and planning obligations are necessary to make the application acceptable in planning terms.

7.1.7 For these reasons and those set out throughout this report, and subject to the conditions and informatives detailed below, officers consider that the Development would be in general compliance with the Development Plan for the Borough, and that there are no material considerations of sufficient weight that would dictate that the application should be refused.

8 RECOMMENDATION

8.1 Resolve to grant planning permission subject to conditions and subject to the provision of a unilateral undertaking under Section 106 of the Town and Country Planning Act 1990 to secure the planning obligations listed in this report.

8.2 Agree to delegate authority to the Director of Planning, Transport and Development to:

a. Finalise the recommended conditions as set out in this report b. Negotiate, agree and finalise the planning obligations as set out in this report pursuant to Section 106 of the Town and Country Planning Act.

8.3 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, agree and finalise the planning obligations within the unilateral undertaking in order to meet the requirements of the Planning Inspector.

Conditions

Standard Conditions

1. Time Limit The development to which this permission relates must be begun no later than three years from the date of this decision notice.

Reason: To comply with the provisions of Section 91 of the Town and Country Planning Act 1990.

2. In accordance with approved plans The development hereby permitted shall be carried out in complete accordance with the approved plans and drawings listed in this decision notice, other than where those details are altered pursuant to the conditions of this planning permission.

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

3. No non-road machinery 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.

Demolition and Construction Management Conditions

4. Timing of demolition The existing building shall not be demolished before a contract for the carrying out of works of the new building has been made.

Reason: To ensure that premature demolition does not take place before development works start in order to safeguard the character and appearance of this part of the Conservation Area. (Policy Q22 of the Lambeth Local Plan, September 2015).

5. Method of Demolition and Construction Statement No demolition or development shall commence until full details of the proposed demolition and construction methodology, in the form of a Method of Demolition and Construction Statement, have been submitted to and approved in writing by the local planning authority. The Method of Demolition and Construction Statement shall include details regarding: a) The notification of neighbours with regard to specific works including a named contact point; 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 how construction vehicles will access the site without travelling incorrectly on one-way streets; g) Measures to move construction related traffic onto Station Approach where possible, including evidence of contact with Network Rail on the ability to use their land for these purposes; h) Any other measures to mitigate the impact of construction upon the amenity of the area and the function and safety of the highway network. This is to include details of all reasonable measures to protect residential amenity and the operation of the Lower Marsh Market; and i) Details of how the public realm, including the hard landscaping directly outside the premises is to be protected throughout the demolition and construction periods.

No demolition or development shall commence until provision has been made to accommodate all site operatives', visitors' and construction vehicles loading, off-loading, parking and turning within the site or otherwise during the demolition and construction period in accordance with the approved details. The demolition and development shall thereafter be carried out in accordance with the details and measures approved in the Demolition and Method of Construction Statement.

Reason: Development, including demolition, must not commence before this condition is discharged to avoid hazard and obstruction being caused to users of the public highway and to safeguard residential amenity from the start of the demolition and construction process (policies 7.14 of the London Plan (2015); and policies T6 and T8 of the Lambeth Local Plan (2015)).

6. Archaeology A) No development including demolition shall take place until the applicant (or their heirs and successors in title) has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the local planning authority in writing and a report on that evaluation has been submitted to and approved by the local planning authority in writing.

B) Under Part A, the applicant (or their heirs and successors in title) shall implement a programme of archaeological assessment in accordance with a Written Scheme of Investigation.

C) No development other than demolition to existing ground level shall take place until the applicant (or their heirs and successors in title) has secured the implementation of a programme of archaeological evaluation in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the local planning authority in writing and a report on that evaluation has been submitted to and approved by the local planning authority in writing.

D) Under Part C, the applicant (or their heirs and successors in title) shall implement a programme of archaeological evaluation in accordance with a Written Scheme of Investigation.

E) No development other than demolition to existing ground level shall take place until the applicant (or their heirs and successors in title) has secured the implementation of a programme of archaeological mitigation in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved by the local planning authority in writing and a report on that evaluation has been submitted to and approved by the local planning authority in writing.

F) Under Part E, the applicant (or their heirs and successors in title) shall implement a programme of archaeological mitigation in accordance with a Written Scheme of Investigation.

G) The development shall not be occupied until the site investigation and post-investigation assessment has been completed in accordance with the programme set out in the Written Scheme of Investigation approved under Part (A, C and E), and the provision for analysis, publication and dissemination of the results and archive deposition has been secured.

Reason: To protect heritage assets of archaeological interest that may survive on the site through the provision of appropriate archaeological investigation, including the publication of results. (Section 12 of the NPPF and Policy Q23 of the Lambeth Local Plan 2015).

7. Basement Method Statement and Flood Risk Assessment No development shall commence until a Basement Method Statement and Flood Risk Assessment have been submitted to and approved in writing by the Local Planning Authority. This statement shall include details regarding: a) Detailed site specific analysis of hydrological and geotechnical local ground conditions; b) Analysis of how the excavation of the basement may impact on the water table and any ground water floor, and whether perched water is present; c) Details of measures proposed to mitigate any risks in relation to land instability; d) Demonstration of how cumulative effects have been considered; e) A comprehensive non-technical summary document of the assessments provided and information submitted against (a) to (e) of this condition.

Reason: Development must not commence before this conditions is discharged to avoid hazard in relation to land instability and increased flood risk caused by the basement excavation (Paragraph 121 of the National Planning Policy Framework 2012 and Policy EN5 of the Lambeth Local Plan 2015).

Site Management Conditions

8. Maintenance of Granby Place Prior to the occupation of the development, a Site Maintenance Plan shall be submitted to and approved in writing by the Local Planning Authority. The Maintenance Plan should set out how the Granby Place and the improved pedestrian link to Lower Marsh will be maintained and managed upon occupation, including details of cleaning of public areas including the removal of litter.

The site thereafter shall only be operated in accordance with the approved Site Maintenance Plan, unless the written consent of the Local Planning Authority is received for any variation.

Reason: To ensure an on-going quality of development (Policies Q2, Q7 and Q8 of the Lambeth Local Plan 2015).

9. Servicing, Delivery and Waste Management Plan Prior to the commencement of the uses hereby permitted, a Servicing, Delivery and Waste Management Plan shall be submitted to and approved in writing by the Local Planning Authority. Thereafter all deliveries and servicing, including waste collection, to/from the relevant part of the development shall only occur in accordance with the approved Servicing, Delivery and Waste Management Plan, unless otherwise agreed in writing by the Local Planning Authority. The submitted details will include: a) Details of how bins will be transported from refuse and recycling areas to the entrance at Lower Marsh for collection, and who will be responsible for this; b) Confirmation that all bins will be returned to the refuse and recycling areas as soon as possible after collection; c) Details of the disposal of any oil from cooking that may take place in the flexible A1/A2/A3 unit.

Reason: To minimise danger, obstruction, and inconvenience to users of the highway (Policies ED12, T6 and T8 of the Lambeth Local Plan 2015).

10. Travel Plan Statement Prior to the occupation of the building, a Travel Plan Statement shall be submitted to and approved in writing by the Local Planning Authority. The measures approved in the Travel Plan Statement 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)

11. Operating Hours of any Class A3 Use The use of any A3 premises hereby permitted shall not be open to members of the public other than within the following times:

 07:00 Hours to 24:00 Hours – Monday to Saturdays  07:30 Hours to 23:30 Hours – Sundays, Bank Holidays or Public Holidays.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or users of the area generally (policies Q2, T6 and ED7 of the Lambeth Local Plan 2015).

12. Outdoor seating associated with an A1 or A3 Use No outdoor seating or outdoor furniture associated with an A1 or A3 premises shall allowed within Granby Place, until a seating management plan is submitted to the local planning authority for approval. The plan shall include details of the hours the seating and outdoor furniture will be available for patron use, and where the seating and outdoor furniture will be stored when not in use.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or users of the area generally (policies Q2, T6 and ED7 of the Lambeth Local Plan 2015).

13. Use of terrace The use of any B1 office terraces hereby permitted shall not be open to use by anyone other than within the following times:

 07:00 Hours to 20:00 Hours – on any day.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or users of the area generally (policies Q2, T6 and ED7 of the Lambeth Local Plan 2015).

Design Conditions

14. Samples and Materials Notwithstanding the details shown on the drawings hereby approved and prior to the commencement of the above ground works hereby permitted (unless another time is specified in this condition), the details and samples of the materials to be used in the external elevations shall be submitted to and approved in writing by the Local Planning Authority. The development hereby permitted shall thereafter be built and maintained in accordance with the approved details and samples. The following details and samples are required: a) Construction detailing drawings of all external parts and elevations at 1:10 scale including sections; b) Full drawings including sections 1:20 and 1:5 of the “fold” facing Lower Marsh and its integrated weathering detail. c) Full drawings including sections 1:20 and 1:5 of the doors and windows including how they sit within the reveals. d) Full details of the PV panels to be submitted for approval prior to their installation. They should not be visible from Lower Marsh, Station Approach and Waterloo Station Platforms 2 and 3. e) Sample panel of materials to be constructed on site, including brick bond and mortar. f) Full details of the proposed lighting and positioning to be approved prior to its installation. g) Full drawings including sections 1:20 and 1:5 of the proposed security shutters. The security shutters must be fully integrated within the design and not retrofitted. h) Full details of the proposed balustrade and how they attach to the building. i) Full detailing of the proposed cladding including attachment detailing. j) Full drawings including sections 1:20 and 1:5 of the proposed shopfronts to be submitted prior to their installation. k) Full drawings including sections 1:20 and 1:5 of the proposed passageway and colonnade, including soffit and reveals. l) Full details of a privacy screen along the north east edge of the third floor office terrace. m) The property numbers to be shown permanently displayed at each property entrance.

Reason: To ensure that the external appearance of the building is satisfactory (Policies Q2, Q7 and Q8 of the Lambeth Local Plan 2015).

15. Flank walls Notwithstanding any indication given on the approved plans, the external flank elevations of the 4th floor of the development hereby permitted shall be finished in brick.

Reason: To ensure that the external appearance of the building is satisfactory and that it protects or enhances the character and appearance of the Lower Marsh Conservation Area (policies Q2, Q7 and Q8 add Q22 of the London Borough of Lambeth Local Plan (2015)).

16. Shop Front Windows No external security roller shutters or roller blinds shall be attached to the unit frontages along Lower Marsh hereby permitted, without planning permission having first been granted by the Local Planning Authority.

Reason: In order to prevent visual clutter, and to ensure a satisfactory external appearance to the design of the building. (Policies Q6, Q8 and Q22 of the Lambeth Local Plan 2015)

17. Details of flues for any A3 use No unit shall be occupied as a Class A3 use until details and full specifications of any fume extraction and filtration equipment and an ongoing maintenance plan, has been submitted to and approved in writing by the Local Planning Authority for that unit. The approved fume extraction and filtration equipment shall be fully implemented and thereafter retained and maintained in working order for the duration of the A3 use in accordance with the approved details.

Reason: To protect the amenities of adjoining occupiers and the surrounding area (Policies Q2 and Q7 of the Lambeth Local Plan 2015).

18. Secure by Design Prior to the commencement of the uses hereby permitted, a certificate of accreditation to Secured by Design Standards (relating to retail and commercial uses as appropriate) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be constructed and operated thereafter to the approved ‘Secured by Design Standards’.

Reason: To ensure that the development maintains and enhances community safety (Policy Q3 of the Lambeth Local Plan 2015).

19. Cycle Store Details Prior to the occupation of the development hereby permitted, details of the provision to be made for cycle parking shall be submitted to and approved in writing by the Local Planning Authority. The cycle parking shall thereafter be implemented in full in accordance with the approved details before the use hereby permitted commences and shall thereafter be retained solely for its designated use.

Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport (Policies T1, T3 and Q13 of the London Borough of Lambeth Local Plan (2015)).

20. Refuse Store Details Notwithstanding the details shown on the drawings hereby approved, prior to the commencement of the use hereby permitted, details of waste and recycling storage for the development shall be submitted to and approved in writing by the local planning authority. The waste and recycling storage shall be provided in accordance with the approved details prior to the commencement of the use hereby permitted, and shall thereafter be retained solely for its designated use. The waste and recycling storage areas/facilities should comply with the Lambeth’s Refuse & Recycling Storage Design Guide (2013), unless it is demonstrated in the submissions that such provision is inappropriate for this specific development.

Reason: To ensure suitable provision for the occupiers of the development, to encourage the sustainable management of waste and to safeguard the visual amenities of the area (policies Q2 and Q12 of the London Borough of Lambeth Local Plan (2015)).

21. Hard and Soft Landscaping Prior to the first occupation of the development hereby permitted, a hard and soft landscaping scheme shall be submitted to and approved in writing by the local planning authority. The development hereby permitted shall thereafter be carried out in accordance with the approved details prior to the first occupation. All trees, shrubs and hedge planting included within the above specification shall accord with BS3936:1992, BS4043:1989 and BS4428:1989 (or subsequent superseding equivalent) and current Arboricultural best practice. The submitted details shall demonstrate the following: a) The quantity, size, species, position and the proposed time of planting of all shrubs, hedges, vines and other plants to be planted on the terrace levels; and b) Specification of hard landscaping including ground coverage and internal fences, walls, kerbs and gates.

Reason: In order to ensure high quality hard and soft landscaping in and around the site in the interests of the ecological value of the site and in the interests of visual amenity, and to ensure an appropriate provision of blue badge car parking spaces and is fit for purpose (Policies T7, Q2, Q9 and Q10 of the London Borough of Lambeth Local Plan (2015)).

22. Green Roof Design A) No above ground works shall take place until a detailed specification for the construction, planting and long term maintenance of the green roof has been submitted to and approved in writing by the Local Planning Authority. The specification shall include details of the cross sections, planting medium, irrigation details and quantity, size, species and position of planting. All planting and installation shall accord with current best practice as detailed in the relevant British Standards.

B) If within 5 years of the installation of the green roof any planting forming part of the green roof shall die, be removed, or become seriously damaged or diseased, then either this planting shall be replaced in the next planting season with planting of a similar size and species.

Reasons: In order to create a high quality and long term soft green roof. (Policy EN4 of the Lambeth Local Plan 2015 and Policy 5.3 of the London Plan (July 2011)

23. Plumbing and Pipes No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of the building.

Reason: To ensure an appropriate standard of design and to protect the character of the Clapham Road Conservation Area (Policies Q5, Q8 and Q22 of the Lambeth Local Plan 2015).

24. Internal and external plant equipment and trunking No above ground building works will commence above ground level until full details of internal and external plant equipment and trunking, including building services plant, ventilation and filtration equipment, have been submitted to and approved in writing by the local planning authority. The development shall thereafter be carried out in accordance with the approved details and all flues, ducting and other equipment shall be installed in accordance with the approved details prior to the use commencing on site and shall thereafter be maintained in accordance with the manufacturers’ instructions.

Reason: To ensure appropriate appearance and that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or to the area generally (Policies Q2 and Q7 of the Lambeth Local Plan 2015).

Sustainability Conditions

25. SUDS No development shall commence until a Final Drainage Strategy and details of an on-ground investigation in accordance with the guidance outlined on Lambeth Council’s website for ‘Sustainable drainage for major planning applications’, has been submitted to and approved in writing by the local planning authority. The Drainage Strategy shall include the following:

 a) Surface water calculations calculated to the EA standard of 1 in 100 year plus 40% allowance for climate change;  b) the final surface water drainage design to scale, showing all connections, SuDS and water storage details;  c) Any offsite consents required, such as agreed surface water discharge consents from Thames Water Utilities; and  d) A maintenance and management plan for the proposed drainage scheme.

Reason: To manage the water environment of the development and mitigate the impact on flood risk, water quality, habitat and amenity value (policies EN5 and EN6 of the London Borough of Lambeth Local Plan (2015)).

26. BREEAM I

Prior to the commencement of above ground works, a BREEAM Design Stage certificate and summary score sheet must be submitted to and approved in writing by the Local Planning Authority demonstrating that a rating of ‘Excellent’ can be achieved.

Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of the Lambeth Local Plan September 2015).

27. BREEAM II Prior to first occupation of the development, a BREEAM Post construction certificate and summary score sheet must be submitted to and approved in writing by the Local Planning Authority demonstrating that a rating of ‘Excellent’ has been achieved.

Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of the Lambeth Local Plan September 2015).

28. Energy & emissions I No development shall take place until a finalised Energy Strategy, demonstrating how a 35% carbon dioxide emissions reduction is to be met in line with the Mayor’s energy hierarch, and demonstrating how overheating and reliance on air conditioning will be reduced, has been submitted to and approved in writing by the Local planning Authority.

The development shall be implemented in accordance with the approved Energy Strategy and shall not commence until full Design Stage calculations under the National Calculation Method have been submitted to and approved in writing by the Local planning Authority to show that the development will be constructed in accordance with the approved Energy Strategy and achieved a 35% reduction in carbon dioxide emissions.

Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan Policy 5.2 and Lambeth Local Plan September 2015 Policy EN3.

29. Energy & emissions II Prior to first occupation of the building(s) evidence (e.g. photographs, installation contracts and as-built certificates under the National Calculation Method) should be submitted to the Local Planning Authority and approved in writing to show that the development has been constructed in accordance with approved Energy Strategy and achieved a 35% reduction in carbon dioxide emissions.

Reason: To ensure that the development makes the fullest contribution to minimising carbon dioxide emissions in accordance with London Plan Policy 5.2 and Lambeth Local Plan September 2015 Policy EN3.

30. PV Panels Prior to the first occupation of any part of the development, a scheme showing the siting, size, number and design of the solar thermal panels and photovoltaic (PV) arrays, including cross sections of the roof of the building with the equipment in situ, shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be completed in strict accordance with the approved details.

Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of the Lambeth Local Plan September 2015).

Amenity Conditions

31. Noise from the Development Noise from any mechanical equipment or building services plant, as measured in accordance with BS4142: 2014, shall not exceed the background noise level L90B(A) 15 minutes, when measured outside the window of the nearest noise sensitive or residential premises.

Reason: To protect the amenities of adjoining occupiers and the surrounding area (policy Q2 of the London Borough of Lambeth Local Plan (2015)).

32. Amplified noise – flexible use unit and B1 unit There shall be no amplified sound, speech or music used in connection with the flexible A1/A2/A3 unit, the flexible A1/A2/A3/D1 or the B1 units which is audible above background noise levels when measured outside the nearest residential property.

Reason: To safeguard the amenities of nearby residential occupiers and the surrounding area (Policies Q2 and ED7 of the Lambeth Local Plan 2015).

Other Conditions

33. Protection of Retail Uses Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 or the Town and Country Planning (General Permitted Development) Order 2015 (or any orders revoking and re-enacting those orders with or without modification), the units identified in the Design and Access Statement Rev B prepared by Kyson as Retail A, Retail B, Retail C, Retail D, Retail E and Retail F shall only be used as a Class A1 Shops and for no other purposes, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure there is no inappropriate loss of retail on the site and to safeguard Lower Marsh as a centre for local needs (Policy PN1 of the Lambeth Local Plan 2015).

34. EA Condition 1 Prior to the commencement of development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall be submitted to, and approved in writing by, the Local Planning Authority:

1) a preliminary risk assessment which has identified:  all previous uses;  potential contaminants associated with those uses;  a conceptual model of the site indicating sources, pathways and receptors;  potentially unacceptable risks arising from contamination at the site;

2) a site investigation scheme, based on (1), to provide information for a detailed assessment of the risk to all receptors which may be affected, including those off site;

3) the results of the site investigation and detailed risk assessment referred to in (2) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken;

4) a verification plan providing details of the data which will be collected in order to demonstrate that the works set out in the remediation strategy in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action.

Any changes to these components require the express consent of the Local Planning Authority. The scheme shall be implemented as approved.

Reason: To protect the controlled waters of the Secondary Aquifer from possible historic contamination (Policy EN4 and EN5 of the Lambeth Local Plan (2015)).

35. EA Condition 2 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: To protect the controlled waters of the Secondary Aquifer from possible historic contamination (Policy EN4 and EN5 of the Lambeth Local Plan (2015)).

36. EA Condition 3 Prior to occupation of the development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include a plan (a ‘long-term monitoring and maintenance plan’) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, if appropriate, and for the reporting of this to the Local Planning Authority. Any long-term monitoring and maintenance plan shall be implemented as approved.

Reason: To protect the controlled waters of the Secondary Aquifer from possible historic contamination and ensure that the site is suitable for use (Policy EN4 and EN5 of the Lambeth Local Plan (2015)).

37. EA Condition 3 Piling or any other foundation designs using penetrative methods shall not be 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 groundwater. The development shall be carried out in accordance with the approved details.

Reason: To protect the controlled waters of the Secondary Aquifer from possible historic contamination and ensure that the site is suitable for use (Policy EN4 and EN5 of the Lambeth Local Plan (2015)).

38. EA Condition 3 No drainage systems for the infiltration of surface water drainage in to the ground are 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: To protect the controlled waters of the Secondary Aquifer from possible historic contamination and ensure that the site is suitable for use (Policy EN4 and EN5 of the Lambeth Local Plan (2015)).

39. Unexploded ordnance Prior to the commencement of development, an unexploded ordnance survey shall be undertaken to establish whether there is any unexploded ordnance and shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of any necessary mitigation measures and the approved mitigation measures shall be implemented as such.

Reason: In the interest of public safety.

Informatives:

Informative Written schemes of investigation will need to be prepared and implemented by a suitably qualified archaeological practice in accordance with English Heritage Greater London Archaeology guidelines. They must be approved by the planning authority before any on-site development related activity occurs.

NRMM Informative: For information on the NRMM Low Emission Zone requirements and to register NRMM, please visit “http://nrmm.london/”.

Waste storage The Refuse & Recycling Storage Design Guide (2013) can be viewed on the planning policy pages of the council’s website.

Waste management The Refuse & Recycling Storage Design Guide (2013) can be viewed on the planning policy pages of the council’s website.

Historic England Archaeology Written schemes of investigation will need to be prepared and implemented by a suitably qualified professionally accredited archaeological practice in accordance with Historic England’s Guidelines for Archaeological Projects in Greater London. This condition is exempt from deemed discharge under schedule 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015.

Should any future geotechnical work be undertaken on site it is recommended that these works are archaeologically monitored under watching brief conditions. Archaeological monitoring of geotechnical pits and boreholes can provide a cost-effective means of establishing the potential for archaeological remains to survive on previously developed land or where deep deposits are anticipated.

The excavation of targeted geoarchaeological cores and/or test pits is recommended if geotechnical works are not to be undertaken, or if the undertaken geotechnical works do not fully address archaeological questions regarding below ground deposits. Geoarchaeology is the application of earth science principles and techniques to the understanding of the archaeological record.

The data gathered during the geotechnical and (if required) geoarchaeological work when used in the creation of a ‘Deposit Model’, assists in identifying buried landforms and deposits of archaeological interest. If relevant, previous geotechnical data gathered from the site but not archaeologically monitored should also be incorporated in the Deposit Model.

An archaeological field evaluation involves exploratory fieldwork to determine if significant remains are present on a site and if so to define their character, extent, quality and preservation. Field evaluation may involve one or more techniques depending on the nature of the site and its archaeological potential. It will normally include excavation of trial trenches. A field evaluation report will usually be used to inform a planning decision (pre-determination evaluation) but can also be required by condition to refine a mitigation strategy after permission has been granted

Flooding Your attention is drawn to the comments made by the Environment Agency with regard to your application:

 The Environment Agency request that the owners and the operators of the proposed development register with the Floodline Warnings Direct Service, in order that they may prepare themselves and any users in the case of a flood event: https://www.gov.uk/sign-up-for-flood- warnings

Basement Impact Assessment The following provides guidance regarding the requirements of Condition 7:

What is a non-technical summary? - Applicants should submit a non-technical summary of the Basement Method Statement to the Council and it should be in a format which can be easily understood by those with no technical expertise or knowledge. The summary should be in a clear format that allows officers to make relevant conclusions about what is contained within the Statement.

Required qualifications - The details submitted are expected to be undertaken by persons with no less than the following qualifications. These details are to be provided upon submission of the details:

Flood risk and drainage - A Hydrologist or a Civil Engineer specialising in flood risk management and surface water drainage, with either: o The "CEng" (Chartered Engineer) qualification from the Engineering Council; or a Member of the Institution of Civil Engineers ("MICE); or The "C.WEM" (Chartered Water and Environmental Manager) qualification from the Chartered Institution of Water and Environmental Management. o A Hydro-geologist with the "CGeol" (Chartered Geologist) qualification from the Geological Society of London.

Land stability - A Civil Engineer with the "CEng" (Chartered Engineer) qualification from the Engineering Council and specialising in ground engineering; - A Member of the Institution of Civil Engineers ("MICE") and a Geotechnical Specialist as defined by the Site Investigation Steering Group; or A Chartered Member of the Institute of Structural Engineers with some proof of expertise in engineering geology. With demonstrable evidence that the assessments have been made by them in conjunction with an Engineering Geologist with the "CGeol" (Chartered Geologist) qualification from the Geological Society of London.

Method of Demolition and Construction Statement You are advised that Method of Demolition and Construction Statement should demonstrate how movement of construction vehicles, limited outside the operational hours for Lower Marsh Market, will be accommodated and adequately managed.

Thames Water The applicant is advised of the comments received from Thames Water in relation to the proposal:

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

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

Thames Water would recommend that petrol / oil interceptors be fitted in all car parking/washing/repair facilities. Failure to enforce the effective use of petrol / oil interceptors could result in oil-polluted discharges entering local watercourses.

No 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. Reason: The proposed works will be in close proximity to underground sewerage utility infrastructure. Piling has the potential to impact on local underground sewerage utility infrastructure. The applicant is advised to contact Thames Water Developer Services on 0800 009 3921 to discuss the details of the piling method statement.

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

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.