SITE DESIGNATIONS ADDRESS: 604-610 Streatham High Road, London, SW16 3QJ. Application Number: 17/03425/FUL Case Officer: Astra Spyrou
Ward: Streatham South Date Received: 10th August 2017.
Proposal: Demolition of existing buildings and redevelopment of the site to provide 27 no. residential dwellings in buildings of up to 5 storeys (plus lower ground floor), with associated access, landscaping and amenity space. Drawing numbers: OS Extract, GA-0020, GA-0030, GA-0031, GA-0032, GA-0040, GA-0041, GA-0042, GA-0043, GA- 0199, GA-0200, GA-0201, GA-0202, GA-0203, GA-0401, 613-GA-0203, GA-0204, GA-0205, GA- 0300, GA-0301, GA-0302, GA-0400, GA-0401, GA-0402, GA-0403 and GA-0404.
Documents: Design and Access Statement (including Landscape Strategy) prepared by pH+ Architects; Planning Statement prepared by Savills; Transport Statement prepared by Mayer Brown; Statement of Community Involvement prepared by Four Communications; Daylight and Sunlight Assessment prepared by EB7; Energy Statement prepared by Hodkinson; Sustainability Statement prepared by Hodkinson; Flood Risk and Drainage Assessment prepared by Ardent; Noise Impact Assessment prepared by Ardent; Air Quality Assessment prepared by Ardent; Preliminary Ecological Appraisal prepared by AA Environmental; Arboricultural Implications Report prepared by SJA; Construction Traffic Management Plan prepared by Ardent; and Basement Impact Assessment prepared by CGL
RECOMMENDATION:
1. Resolve to grant conditional planning permission subject to the completion of a Section 106 of the Town and Country Planning Act 1990 of the planning obligations listed in this report.
2. Agree to delegate authority to the Director of Planning and Development to:
· Finalise the recommended conditions as set out in this report including such amendments, additions and/or deletions as the Director of Planning , Transport and Development (in consultation with the Planning Committee Chair) considers reasonably necessary; and
· Negotiate, agree and finalise the planning obligations as set out in this report pursuant to Section 106 of the Town and Country Planning Act 1990, including adding to, amending and/or deleting the obligations detailed in the heads of terms as the Director of Planning, Transport and Development (in consultation with the Planning Committee Chair) considers reasonably necessary.
3. That if the Section 106 Agreement is not signed within 6 months of this committee the Director of Planning, Transport and Development be given delegated powers to consider refusing the application in the absence of the legal agreement.
4. In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to officers, having regard to the heads of terms set out in the report, to negotiate and complete a document containing obligations pursuant to Section 106 of the Town and Country Planning Act 1990 in order to meet the requirements of the Planning Inspector.
Applicant: George and Marios Stylianides Agent: c/o Agent Savills 33 Margaret Street London W1G 0JD Relevant site designations: Conservation Area None
Road Hierarchy A23 Streatham High Road (forms part of the Transport for London Road Network). Flood Zone Flood Zone 1 (Low probability) Other designations It is located within a Local View under the Lambeth Local Plan defined as: ‘south west of the ‘views from Streatham Common/The Rookery across Wandle Valley; towards Pollards Hill and the North Downs’.
Archeological Priority Area
LAND USE DETAILS
Site area 0.19 hectares
Use Class Use Description Floorspace (Gross External Area) Existing C3 Two pairs of semi- 507 sqm detached dwellings (No’s 604, 606, 608 and 610 Streatham High Road).
Fourteen vacant garages. Proposed C3 Self-contained residential. 1,768 sqm
RESIDENTIAL DETAILS
Residential Type No. of bedrooms per unit (hr) 1 2 3 Total Existing Private houses 4 4 Proposed Private flats 8 (16) 9 (27) 5 (20) 22 (63) Affordable 3 (6) 1 (3) 1 (4) 5 (13) Total 11 (22) 10 (30) 6 (24) 27 (76) proposed
PARKING DETAILS
Car Parking Car Parking Bicycle Spaces Motorbike Spaces Spaces Spaces (general) (Disabled) Existing 14 0 0 0 Proposed 0 0 46 0
Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with (ii) (1) of the Committee’s terms of reference as it relates to the provision of a building or buildings where the number of dwellings exceeds 10 in number.
1. EXECUTIVE SUMMARY
1.1 The proposals involve the re-development of a frontage site through the demolition of vacant housing and a previously developed back-land site which comprises a derelict garage block. The site has been under used for a period of time, the buildings are in a poor state and the open areas are overgrown.
1.2 The proposed scheme is able to increase the number of dwellings on site in a manner that is consistent with the character of the area by providing new accommodation in the form of one frontage building (block A) and one subordinate building (block B) to the rear of the site. It would also improve the appearance of an unkempt site by delivering a high quality housing scheme as well as enhancing biodiversity and sustainable drainage. Officers also acknowledge the principle of re- developing this site with a greater quantum of development.
1.3 The proposal offers a range of dwelling sizes providing an appropriate dwelling mix. The submission has been accompanied with a viability report and sound financial justification has been provided in response seeking the maximum reasonable amount of affordable housing.
1.4 Whilst proposing a greater quantum of built development in comparison to the existing buildings it would not materially prejudice the amenity of neighbouring occupiers in terms of the existing levels of privacy, outlook and natural daylight and sunlight they currently enjoy.
1.5 It is considered the scheme would provide an acceptable living environment for future occupiers in terms of accommodation size, outlook, light and amenity space provision. The scheme would not unduly harm conditions of on-street parking or prejudice conditions for the free flow of traffic and highway safety.
1.6 Officers consider that the development would be in compliance with the Development Plan for the Borough and there are no material considerations of sufficient weight that would dictate that the application should otherwise be refused. The scheme would deliver a scheme that would positively contribute to this part of Streatham High Road and not harm identified heritage assets. Officers are therefore recommending approval of the scheme, subject to conditions and the completion of a Section 106 Legal Agreement in accordance with the presumption in favour of sustainable development conferred upon Local Planning Authorities by the National Planning Policy Framework (NPPF).
2. SITE DESCRIPTION
2.1 This 0.19ha site is situated on the western side of Streatham High Road. It is within the Streatham South Ward. Existing upon the site are 14 derelict garages and two vacant pairs of semi detached dwellings (Nos. 604-610), comprising 4x 3 bedroom semi detached houses in total. The vacant garages are accessed via a driveway to the south-east of the site in between the adjoining Shirley Court and Marqueen Towers. This access-way is not in use. The garages are single storey in height and the houses are part single and part 2 storeys in height.
2.2 The adjoining property to the east at Nos. 612-618 Streatham High Road is occupied by a 5 storey residential property containing ten residential flats known as Marqueen Towers. This property has a communal amenity space to the rear, which shares a boundary with the site. To the south-east is Shirley Court which is a 3 storey building. Shirley Court is situated on the corner of Streatham High Road and Colmer Road and this property is in commercial use at ground floor and residential use on the two upper floors. Adjoining the site to the south is a terrace of two storey houses which front Colmer Road. To the west are eight no. two-storey terrace properties in residential use (Nos. 2-16 Danbrook Road (evens)). To the north of the site are 7 no. two-storey houses which front Rochester Close (Nos. 1-7) and a detached house at No. 602 Streatham High Road. Beyond is No. 600 Streatham High Road an undesignated heritage asset on the local heritage list.
2.3 The site is situated within an archaeological priority area as designated by Historic England. It is located in Flood Zone 1 (low probability of river flooding) as defined by maps held by the Environment Agency. It is also located within a Local View under the Local Plan defined as: ‘south west of the ‘views from Streatham Common/The Rookery across Wandle Valley; towards Pollards Hill and the North Downs’. The site is not situated in a Conservation Area, however the Streatham Lodge Conservation Area (CA62) is located to the north east of the site. It is located behind the frontage buildings on Streatham High Road and Green Lane.
2.4 The site is situated on Streatham High Road which forms part of a Transport for London (TfL) red route (A23). The site has good access to public transport, with a public transport accessibility level (PTAL) of 4. The site is served by a number of bus routes and Norbury Railway Station is located approximately 600m to the south of the site. The site and surrounding streets are not included within a Controlled Parking Zone (CPZ) meaning there are no on-street parking restrictions.
2.5 The borough boundary with the London Borough of Croydon is located close to the south of the site. The application site lies adjacent to the Norbury District Centre Edge area which is located in the LB of Croydon.
Photograph 1 – existing buildings at the application site (No’s 604-610 Streatham High Road) looking south along Streatham High Road
3 PROPOSAL
3.1 The scheme proposes the demolition of No’s 604, 606, 608 and 610 Streatham High Road and the garage buildings to provide a residential flatted development providing 27 self-contained flats. Of this 11x1, 10x2 and 6x3 bedroom units are proposed. This would comprise the following affordable homes: 1 x three bed social rented unit, 1 x two bed social rented unit and 3 x one bed shared ownership units.
3.2 The proposal would comprise two buildings described as block A and block B. Block A would face onto Streatham High Road and stand at five storeys height with set back at fifth floor (roof level) and habitable basement level.
3.3 Block B would be sited to the rear of the application site located parallel with the rear boundary of the site. It would stand to part one and two storeys in height and also include habitable basement level.
3.3 The design approach of both buildings is contemporary in nature. The principle materials would be stone, brick and lightweight metal cladding. The palette of materials would include a light brick in a concertina pattern for the lower levels with red brickwork above. Fenestration and doors of the scheme would be aluminum with a colour coated finish. The flat roofs of the scheme would include green roofs. Boundary treatment fronting Streatham High Road would be a brick built piers and dwarf wall topped with railings, and two gates.
3.4 Access to both block A and B would be achieved from Streatham High Road via three pathways. A communal entrance is provided via a glazed door centrally positioned within Block A. Two units - R1 and R10 would share a separate gated entrance located to the north of Block A, each with their own front doors. A further access-point would be located between No. 612-618 Streatham High Road (Marqueen Towers). This access route also provides access to an external cycle shelter and refuse storage located to the south west of the application site.
3.5 The scheme proposes soft landscaping to the frontage of Streatham High Road surrounding the proposed front lightwells. In total approx. 250 sqm of communal amenity space would be provided at the rear of the building. This is as well as children’s play space some 125 sqm in size. In total 27 flats would be served by private amenity spaces ranging in size from 6sqm to 24 sqm in the form of outside terraces and balconies. This would equate to a total of 378 sqm of private amenity space. A full breakdown of this can be found at Table 2 of this report.
3.6 Bicycle storage would be provided in two locations; an external store serving 22 bicycles located at the south west corner accessed by residents from the main entrance or the access to the south of Marqueen Towers. The other bicycle store would be located internally within Block B within the basement and served by a lift. This internal store would serve 24 cycle spaces.
3.7 Refuse storage areas would be located in three locations; communal refuse storage (for Council collection) to be sited in the south western corner, block B refuse storage near the southern boundary and internal refuse storage within block A.
3.8 Three wheelchair adaptable units would be provided which equates to 12% of the total number of units.
3.9 There is no off street parking proposed as part of the proposal.
Fig 1: Proposed front elevation fronting Streatham High Road.
Fig 2 - Proposed rear elevation.
4. RELEVENT PLANNING HISTORY
4.1 Planning reference: 11/02196/FUL – Demolition of 14 existing garages and four existing semi- detached houses and the erection of two new buildings comprising of a 4-storey building fronting Streatham High Road to provide 11 flats and a terrace of six 2-storey houses to the rear of the site (17 residential units in total), together with 2 car parking space including two new vehicular crossovers to Streatham High Road, a new pedestrian access, associated landscaping and children's play space area, cycle parking and refuse and recycling storage.
4.2 Approved subject to conditions and a s106 agreement securing affordable housing, financial contributions and provision of membership to a car club for two years. This consent was not implemented and has now lapsed.
Fig 4: Approved front elevation on Streatham High Road (Planning reference: 11/02196/FUL). Not implemented.
4.3 Planning reference: 11/00018/FUL - Demolition of 14 existing garages and four existing semi- detached houses and the erection of two new buildings comprising of a 4-storey building fronting Streatham High Road to provide 11 flats and a terrace of seven 2-storey houses with accommodation in roofspace to the rear of the site (18 residential units in total), together with 2 car parking space including a new vehicular crossover to Streatham High Road, a new pedestrian access, associated landscaping and children's play space area, cycle parking and refuse and recycling storage. Refused planning permission under delegated powers in April 2011 on the following grounds:- Amenity, Design, and failure to provide any planning contributions.
4.4 Planning reference: 08/03663/FUL – Demolition of 14 existing garages and 4 existing semi detached houses and the erection of two new buildings (1x 5 storey plus basement building and 1 x part 2 and part 3 building plus a double basement) to provide 34 residential units (10 x 1 bed, 15 x 2 bed, 7x 3 bed and 2 x 4 bed) with 26 sub basement parking spaces, 3 disabled parking spaces and 34 cycle parking spaces together with 2 new vehicular crossovers on Streatham High Road. Refused planning permission under delegated powers in February 2009 on the following grounds:- Amenity, Design, Quality of Accommodation, Sustainability, over provision of car parking, Highway safety and failure to provide any planning contributions.
4.5 Relevant planning history of neighboring sites
4.6 Not applicable.
5. CONSULTATIONS
5.1 The occupiers of neighbouring properties were notified of this application in accordance with statutory requirements and the Councils Statement of Community Involvement (Adopted September 2015). Public consultation on the application was carried out from the 21st August 2017. The application was advertised in the South London Press on the 29th of August 2017 as well as a site notice being posted outside the site on the 23rd of August.
5.2 In total 133 letters of notification were sent to neighboring properties in the vicinity – printed date 18th August 2017.
5.3 In response to the publicity of the application eleven letters of representation have been received which are summarised below:
COMMENT RESPONSE
Objection on car parking grounds; lack of The proposal does not proposed any off parking provision. street car parking spaces.
The previous application included 2 car Transport Officers note the trip parking spaces, this current application generation of the proposal shows 25 includes none and more units. weekday vehicle movements. In order to estimate what impact the proposed The increase in units and the lack of parking development would have on parking would have a detrimental effect to the existing levels it is considered necessary to residents in the surrounding streets, in calculate how many vehicles are likely to particular Colmer Rd and Danbrook Rd. be owned by future residents. According to the 2011 census the car ownership level per household in the ward is 0.77 which equates to a minimum of 21 cars associated with the proposal. With this in mind in order to ensure that the proposal does not generate an unacceptable demand for on-street parking a series of mitigation measures can be secured to address this issue.
These include:-
Provision of 46 secure bicycle spaces to be secured by planning condition in the event of planning approval.
Car club membership for three years to be provided for all residents to mitigate the increase in parking demand. This is to encourage people not to own a car. In the event that the Planning Applications Committee are minded to grant planning permission a planning obligation is recommended to secure this.
Restriction of car parking permits to all future occupiers should the application site become part of a controlled parking zone (CPZ).
The applicant has agreed to a planning obligation of £20,000 to fund two disabled parking spaces on street in future in lieu of the shortfall of on-site provision.
Taking into account the application sites good public transport accessibility level (4) and the proposed mitigation measures the Council Transport Officers consider this is acceptable in transportation and highways terms. Concerns regarding methodology of car Transport Officers have assessed the parking survey and trip generation submitted car parking survey and trip generation results contained in the Transport Statement (TS). There are no objections to the methodology used or any grounds to refute its findings.
Request that a condition is placed on any In the event that the Planning permission that states residents would not be Applications Committee are minded to eligible for parking permits if a controlled grant planning permission a planning parking zone (CPZ) is introduced. obligation is recommended. This would remove the right of obtaining permits to any future occupiers of the development, should the surrounding area be subject to a CPZ. Noise from construction impacts – length of The proposed demolition and construction period is too long and work should construction activities have potential to not happen on Saturdays impact on the amenity of adjoining properties, particularly as the development includes the excavation of a basement level. For these reasons officers recommend the inclusion of a planning condition requiring the submission of a detailed Method of Demolition and Construction Statement which provides full details of the proposed demolition and construction methodology. The statement shall advise how neighbours will be notified of any works, and all reasonable measures to protect residential amenity. Response received from ‘Love Norbury’ Lambeth Refuse and Recycling Storage Residents Associations which is located in the Design Guide states that waste collection London Borough of Croydon; they consider operatives should not be required to; there are issues arising from this development carry waste sacks or move wheeled bins which will affect Croydon residents. These (up to 360 litres) more than 25 metres in being:- (points 1, 2, 3) total (from collection point to vehicles and vice versa). As well as transport a Eurobin, or similar wheeled waste 1. Concerns about refuse collection container more than 10 metres in total (from collection point to vehicles and vice versa). The strategy for removing the refuse is that a management company would be employed to move waste from the residential bin stores two and three to the temporary store for Council collection. This collection point is set away from the road junction and within the Council’s drag distances from the road.
Transport for London advise that Council refuse vehicles are permitted to stop on the A23 Streatham High Road but TfL would enforce against private refuse companies. The collection point bin stores are within 25m of the residents’ access which is acceptable. Whilst the drag distance is slightly greater than 10m from street with respect to the larger bins, due to the building line, this is the considered acceptable. 2. There should be consideration in providing The scheme proposes 27 self-contained family homes with gardens. flats comprising 11x1, 10x2 and 6x3 bedroom units. The provision of 6x3 bedroom family sized units, one of these being for social rent is welcomed. All units would have access to the private amenity space. The scheme also provides for two communal garden areas and a children’s playspace in excess of the standards prescribed by policy. On this basis Officers consider that the type of housing provided would meet the aims of Lambeth Local Plan Policy H4 (Housing mix) and Policy H5 (Housing standards). The character of the area is also mixed comprising single family dwelling houses and flatted development blocks. 3. It is not acceptable that a new build scheme The scheme has incorporated the energy cannot do better than approx. 33% of the hierarchy into the design of the site and required carbon emissions reduction and will seeks to reduce carbon dioxide have to pay the Council over £45,000. No new emissions by 33.9% against a Part L building should be given planning permission (2013) baseline, thereby not fully meeting unless its meets a much higher level. the benchmark (35%). On the basis of this modest shortfall a carbon off set contribution has been secured which is £43,560. This would be secured by way of a s106 agreement in the event of granting planning permission.
The three Streatham Common ward members were notified. One ward member has requested that in the event planning permission is granted an obligation is imposed restricting the right of occupiers to obtain a parking permit (should the area around the application be subject to a future Controlled Parking Zone).
Other Consultees
5.4 LBL Policy – no in principle objections raised.
5.5 LBL Housing – no in principle objections raised subject to a s106 agreement
5.6 LBL Urban Design – no objections subject to the imposition of conditions.
5.7 LBL Transport - no objections subject to the imposition of conditions and a s106 agreement.
5.8 LBL Parks and Open Spaces - no objections subject to the imposition of conditions.
5.9 LBL Sustainability Consultant - no objections subject to the imposition of conditions.
5.10 LBL Flooding and Surface Water – no in principle objections raised.
5.11 LBL Air Quality Officer - no objections subject to the imposition of conditions.
5.12 LBL Street care (Veolia) – no objections raised.
5.13 LBL Environmental Health Consultant - no objections subject to the imposition of conditions.
5.14 LBL Building Control – no objections raised subject to conditions.
5.15 LBL Investment and Growth - no objections raised subject to a s106 agreement
5.16 Metropolitan Police – no objections raised subject to the imposition of conditions.
5.17 London Fire Brigade – no comments received.
5.18 Transport for London – no objections raised subject to the imposition of conditions.
5.19 Environment Agency – no objections raised subject to the imposition of conditions.
5.19 Historic England Archaeology – no objections raised
5.20 London Borough of Croydon – no objections raised
5.21 The following organisations and individuals were also consulted but no comments were forthcoming: The Streatham Society, Colmer & Danbrook Neighbourhood Residents Association, Streatham Action, Business Improvement District, LBL Building Control, LBL Implementation, LBL Regeneration Streatham, Streatham Bridge Business Association and Thames Water.
Re-consultation
5.3.1 During the course of determination a further re-consultation exercise was undertaken for 14 days. This is because amended drawings were received to provide a new storey to block A providing accommodation for 3 additional units.
5.3.2 At the time of writing this report nine further comments have been received. If additional comments are submitted to the LPA they will be reported in an addendum to this report.
Comment RESPONSE
On balance, we support these plans as it will N/A improve the appearance of this site. The design is tasteful for the location and relates well to the newer development on the corner of Green Lane.
It is unfortunate that the site cannot be The neighbouring site of Marqueen redeveloped wholesale with Marqueen Towers is not part of the development Towers. This building is also in a very sorry site. state not helped by it being surrounded by a derelict site.
Given the ongoing issues related to parking in In the event that members of the the local area, we would like a condition added planning committee are minded to grant to ensure future residents cannot apply for planning permission a planning parking permits if a CPZ is introduced in obligation is recommend to be secured Colmer Road and Danbrook Road. by a s106 agreement. This would secure the removal of parking permits to future occupiers should the surrounding area be subject to a Controlled Parking Zone in the future.
Objection on car parking grounds; lack of As discussed in the above table (para parking provision. 5.3). Transport Officers consider the development is acceptable. This is The proposed development is inappropriate in taking into account the application sites both scale and in terms of the transport impact good public transport accessibility level assessment carried out on behalf of the (4) and the proposed mitigation developer. measures.
This view is supported by Policy T7 – Parking of the Lambeth Local Plan considers that Lambeth will expect car free development in areas with excellent, very good or good public transport accessibility such as the application site.
The car parking methodology is incorrect. Transport Officers agree with the methodology and findings of the submitted parking survey.
Over looking The proposed relationship to adjacent neighbouring properties and the positioning of windows and balconies at the development; coupled with recommended mitigation measures is sufficient to achieve adequate privacy and outlook. This is with respect to properties on Danbrook Road, Colmer Road and Rochester Close
Loss of light In support of the application, a daylight and sunlight report has been submitted. This quantitative assessment has been carried out using methodologies set out in the BRE guide ‘Site, Layout and Planning for Daylight and Sunlight (second addition). The guide is for advisory purposes only and as such does not contain mandatory standards.
Officers are satisfied that any daylight/sunlight effect from the proposed development would not arise in demonstrable harm and accords with the principles of the BRE Guidelines - therefore achieving compliance with Local Plan Policy Q2.
Loss of ‘right to light’. Right to light is not a material planning consideration.
Visual impact. The building out of proportion The overall bulk and mass of block A with the neighbouring buildings. would result in a scheme that reflects the size, scale and proportions of the adjacent development along Streatham High Road. Whilst of a greater scale and standing slightly higher, the incorporation of recesses to the front elevation creates a reference to housing to the north of the application site. This results in a building that would not appear as a singular mass and provides a suitable transition between the flatted development block of Marqueen Towers and the houses to the north.
Over development Whilst proposing a greater quantum of built development in comparison to the existing buildings it would not materially prejudice the amenity of neighbouring occupiers in terms of the existing levels of privacy, outlook and natural daylight and sunlight they currently enjoy.
The development does not serve the The proposal offers a range of dwelling affordable accommodation needs of the sizes providing an appropriate dwelling Borough. mix. The submission has been accompanied with a viability report and sound financial justification has been provided in response seeking the maximum reasonable amount of affordable housing.
6. POLICIES
6.1 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.
6.2 The National Planning Policy Framework was published in 2012. This document sets out the Government’s planning policies for England including the presumption in favour of sustainable development and is a material consideration in the determination of all applications.
6.3 The development plan in Lambeth is the London Plan (2016, consolidated with alterations since 2011) and the Lambeth Local Plan (September 2015). The new Draft London Plan was published on 1 December 2017 for consultation and will eventually supersede the current 2016 consolidation London Plan once the final version is published (anticipated Autumn 2019). The Draft London Plan is a material consideration in planning decisions and is currently afforded little weight.
6.4 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.
6.5 The London Plan (March 2016)
Policy 3.1 Ensuring equal life chances for all Policy 3.3 Increasing Housing Supply Policy 3.4 Optimising Housing Potential Policy 3.5 Quality and Design of Housing Developments Policy 3.6 Children and young people’s play and informal recreation facilities Policy 3.8 Housing choice Policy 3.9 Mixed and Balanced Communities Policy 3.11 Affordable housing targets Policy 3.12 Negotiating affordable housing on individual private residential and mixed use schemes Policy 3.14 Existing housing Policy 5.1 Climate change mitigation Policy 5.2 Minimising Carbon Dioxide Emissions Policy 5.3 Sustainable Design and Construction Policy 5.7 Renewable Energy Policy 5.9 Overheating and Cooling Policy 5.10 Urban Greening Policy 5.12 Flood Risk Management Policy 5.13 Sustainable Drainage Policy 5.14 Water Quality and Wastewater Infrastructure Policy 5.15 Water Use and Supplies Policy 5.17 Waste Capacity Policy 5.18 Construction, Excavation and Demolition Waste Policy 6.3 Assessing Effects of Development on Transport Capacity 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 7.14 Improving air quality Policy 7.15 Reducing and managing noise, improving and enhancing the acoustic environment and promoting appropriate soundscapes Policy 7.18 Protecting open space and addressing deficiency Policy 7.19 Biodiversity and Access to Nature Policy 7.21 Trees and Woodland Policy 8.2 Planning obligations Policy 8.3 Community infrastructure levy
6.6 The Lambeth Local Plan (2015)
Policy D1 Delivery and monitoring Policy D2 Presumption in favour of sustainable development Policy D4 Planning obligations Policy H1 Maximising housing growth Policy H2 Delivering affordable housing Policy H3 Safeguarding existing housing Policy H4 Housing mix in new developments Policy H5 Housing standards Policy ED14 Employment and training Policy T1 Sustainable travel Policy T2 Walking Policy T3 Cycling Policy T4 Public transport infrastructure Policy T6 Assessing impacts of development on transport capacity Policy T7 Parking Policy T8 Servicing Policy EN1 Open space and biodiversity Policy EN3 Decentralised energy 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 Q14 Development in gardens and on backland sites Policy Q15 Boundary treatments Policy Q22 Conservation areas Policy Q23 Undesignated heritage assets: local heritage list Policy Q25 Views Policy PN4 Streatham
6.7 Supplementary Planning documents:
London Plan Supplementary Planning Guidance (SPG)
Affordable Housing and Viability Supplementary Planning Guidance SPG (August 2017) Housing (March 2016) (and the draft Interim Housing SPG (May 2015) Accessible London: Achieving an Inclusive Environment SPG (October 2014); Sustainable Design and Construction SPG (April 2014); London Plan Housing Standards Policy Transition Statement Implementation (October 2015).
Lambeth Supplementary Planning Documents (SPD) and other guidance
Lambeth Employment and Skills SPD (February 2018) Lambeth Development Viability SPD (October 2017) Building Alterations & Extensions supplementary planning document (September 2015) Draft revised S106 Planning Obligations (July 2013) Lambeth Parking Survey Guidance Notes Lambeth Refuse and Recycling Storage Design Guide (July 2013) Lambeth Waste and Recycling Storage and Collection requirements – Technical specification for architects and developers. (October 2013)
7. Land Use:
Principle of housing
7.1.1 The application site is located within a primarily residential area on previously developed land serving four houses and their associated rear gardens. This is as well as a garage plot serving fourteen car parking spaces and its access driveway. This historically served the flatted development adjacent to the application site (Marqueen Towers). Policy H1 - Maximising housing growth seeks to maximise the supply of additional homes in the borough to meet and exceed the annual housing target for Lambeth as set out in the London Plan for the period 2015 to 2030. Therefore in principle, the provision of 27 residential units is supported subject to meeting other development plan policy requirements.
7.1.2 Part iii) of Policy H1 seeks levels of residential density consistent with London Plan guidelines, having regard to the provision of other uses on the site, availability of local services, access to and capacity of public transport, urban design context, quality of design and impact on existing and future residents and the local environment.
7.1.3 The density of the proposed residential use is in line with the expectations of the London Plan (2016). London Plan Policy 3.4 (Optimising Housing Potential) seeks to optimise housing density, having regard to local context, design principles and public transport accessibility. The density matrix set out in table 3.2 of the London Plan provides density ranges according to public transport accessibility and locational setting. The site has a PTAL rating of 4 and according to the London Plan density matrix (Table 3.2) the density range of 142 units per hectare and 410 habitable rooms per hectare proposed demonstrates a density compliant within the prescribed ranges.
Affordable Housing
7.1.4 London Plan Policies 3.8 to 3.13 assert the need for mixed and balanced communities and in this context seek to maximise affordable housing provision.
7.1.5 Local Plan Policy H2 states the Council will seek the maximum reasonable amount of affordable housing when negotiating on individual private residential and mixed use schemes, in line with the following borough wide targets: i) On sites of at least 0.1 hectares or capable of accommodating 10 or more homes, at least 50 percent of units should be for affordable where public subsidy is available, or 40 percent without public subsidy. At part iii) the policy further stipulates that 70 percent of new affordable housing units should be social and affordable rent and 30 percent intermediate provision.
7.1.6 Part c) of policy H2 states that in considering the nature of the affordable housing sought, the Council will take into account:
i) the specific circumstances of individual sites, including development viability; ii) the characteristics of the area, the site and type of development proposed, and the size and type of affordable housing needed and; iii) the impact on mixed and balanced communities within a local neighborhood. The policy further outlines that a financial appraisal will be required if the affordable housing provision is less than the specified policy requirements or where the proportions of social / affordable rented and/or intermediate housing are not in accordance with policy.
7.1.7 The scheme has been supported by a financial viability assessment (FVA) and the model ‘Argus’ has been used. This model is accepted given it is industry known and previously used by the LPA as well as the Planning Inspectorate. The applicant’s initial FVA suggested that no affordable housing could be provided.
7.1.8 BNP Paribas review of the FVA identified that the benchmark land value was initially overstated by the applicant. The site accommodates four existing residential houses and when taking into account their poor condition and the works required to bring them back into use. BNPP’s appraisal did not agree with the benchmark land value appraisal undertaken by the applicant however following discussions the applicant has accepted BNPP’s benchmark land value.
7.1.9 This reduction in the benchmark land value resulted in a surplus to provide affordable housing. Officers also worked with BNPP and the applicant to consider whether removal of the basement could result in cost savings to provide additional affordable housing. Various configurations were tested, but none had a significant bearing on viability. In contrast to other schemes, where basements are used to accommodate car parking, the scheme under review proposes to use the basement for residential accommodation. When basements are used for car parking the cost of constructing them is far greater than the income from selling the parking spaces. Whilst removing the basement in the scheme does reduce costs, it results in an even greater loss in value. In order to facilitate an improved affordable housing offer, it has been agreed to reduce the expected profit from 20% of GDV to 18% of GDV.
7.1.10 As a result of these discussions the maximum amount of affordable housing that can be provided on- site was agreed to be 18.5% affordable housing (total units). This would comprise the following: 1 x three bed social rented unit, 1 x two bed social rented unit and 3 x one bed shared ownership units. The social rented units would have independent accesses to Streatham High Road and the shared ownership units would share an access with the private units.
7.1.11 Given the above, it is considered that sound financial justification has been provided in response to the scheme providing less than the specified policy requirement of affordable housing. The scheme would provide a family sized x3 bedroom unit and x2 bed unit for social rent as well as 3x1 bed units for shared ownership on site. Given this the proposal would not be prejudicial to the aims of Local Plan policy H1 and H2 and London Plan Policy.
7.1.12 In accordance with the Mayor’s Affordable Housing and Viability SPG (supported by the Draft London Plan) and the Council’s Development Viability SPD an early review mechanism would be triggered if an agreed level of progress on implementation is not made within two years of the permission being granted and a late stage review mechanism upon the sale of 75% of the market units. This would be secured by section 106 agreement, such provisions would then secure any uplift on site where possible or further financial contributions should, at the time of the re-appraisals, it be demonstrated that the development could viably deliver a greater affordable housing offer (up to 40%). Any surplus would be split 80:20 with the greater proportion in favour of the Council.
Dwelling Mix
7.1.13 Policy H4 (a) of the Local Plan requires the provision of a mix of housing sizes, types and tenures in new residential schemes to meet the needs of different sections of the community. This policy provision does not prescribe a mix of units for market housing but instead recommends “a balanced mix of unit sizes including family-sized accommodation”. In all cases proposals are expected to demonstrate that the provision of family-sized units has been maximised. However, the policy recognises that the dwelling type and mix proposed might depend on the particular location and nature of the individual development site, viability considerations and need to achieve mixed and balanced communities.
7.1.14 In this case, the scheme proposes 27 self-contained flats comprising 11x1, 10x2 and 6x3 bedroom units. This would comprise the following affordable housing: 1 x three bed social rented unit, 1 x two bed social rented unit and 3 x one bed shared ownership units. Officers acknowledge the requirements of policy H4 which states the affordable housing element of residential developments should reflect the following mix – 1 bed units, not more than 20%; 2 bed units 20-50% and 3 bed units 40%. Officers recognise the proposed affordable housing mix would not reflect the prescribed mix. However with regard to the tested viability position and that Housing Officers have offered no objections - the scheme would be acceptable. This is also having regard to the overarching objective of the Council's policy to encourage sustainable communities with a choice of family sized housing. Overall the scheme would re-provide a greater number of housing units on this site with a wider mix of unit sizes. The provision of 6x3 bedroom family sized units, one of these being for social rent, is welcomed.
8. DESIGN AND CONSERVATION
Context
8.1.1 The application site is located on Streatham High Road, existing development here is generally between two and up to five storeys in height. Properties located off the main High Road are suburban in character typically comprising a mix of housing ages and styles although most are characterised by their two storey height. A number of neighbouring properties to the south along the High Road are taller compared to the residential hinterland. The adjacent flatted development block at 612-618 Streatham High Road (described as Marqueen Towers) is located to the immediate south of the application site and is a 5 storey building to include set back. There are also a number of new buildings in the vicinity standing to a maximum height of four storeys including William Court, Sinclair Court and a supermarket development located within the London Borough of Croydon.
8.1.2 To the north of the application site is a pair of two storey semi-detached houses and to the rear, north west and south west are terraces of two storey houses whose gardens adjoin the sites boundary. These properties are domestic in character built in the Victorian era and later modern day housing. On this basis the context of the site is considered to be characterised by a mixture of building heights and architectural styles.
8.1.3 The application site contains four vacant Victorian two storey houses. To the rear are a number of dilapidated garage structures. Officers raise no objections to the demolition of the existing buildings at the application site given they are not worthy of retention.
Replacement building
8.1.5 Local Plan Policy Q5 - Local Distinctiveness stipulates that the local distinctiveness of Lambeth should be sustained and reinforced through new development, and proposals will be supported where it is shown that design of development is a response to positive aspects of the local context and historic character in terms of: i) urban block and grain, patterns of space and relationship, townscape/landscape character; ii) built form (bulk, scale, height and massing) including roofscapes; iii) siting, orientation and layout and relationship with other buildings and spaces; iv) materials; v) quality and architectural detailing (including fenestration and articulation).
8.1.6 Policy Q7 - Urban Design: new development states that new development will be supported if it is of a quality design and has a bulk and scale/mass, siting, building line and orientation, which preserves or enhances the prevailing local character.
8.1.7 Policy Q8 – Design quality: construction detailing states that when negotiating schemes the Council will seek to ensure that proposed building designs and submitted details are buildable and visually attractive.
8.1.8 The application has also been assessed against Policy Q14 - Development in gardens and on back- land sites. This policy is concerned with preserving gardens and green spaces by resisting proposals which would result in the loss of biodiversity, soft landscaping/permeable drainage or openness. At part c) the policy considers that development in rear gardens has the potential to erode the amenity value and habit value of rear gardens generally. Of particular relevance to the review of this application is also part e) which acknowledges the re-development of previously developed backland sites (outbuildings, garage blocks etc) has the potential to improve the appearance of what are often unkempt sites but problematic in terms of amenity. This can be said of the application site which contains a block of dilapidated garage buildings unused for a number of years.
8.1.9 Of further consideration is Policy Q25 – Views which seeks to identify panoramic views and to ensure that no foreground or mid ground development harms an appreciation of the view and landmark buildings within them. In this case the site is located within a Local View under the Local Plan defined as: ‘south west of the ‘views from Streatham Common/The Rookery across Wandle Valley; towards Pollards Hill and the North Downs’.
8.1.10 These policies are ones considered most relevant in the assessment of this planning application and will be addressed in the following sections of the report.
Height, bulk and mass and footprint:
8.1.11 As identified the development pattern in proximity to the application site does not present as any notable consistent height and scale and ranges from two to five storeys in height. The scheme proposes a frontage block (Block A) to a height of five storeys with the fifth floor set back from the building frontage. Given the mixed characteristics of the vicinity the height of the scheme would not appear out of keeping with the surrounding development. The inclusion of the recessed upper floor also reflects the undulating scale of development. The setback and use of grey profile metal cladding to the roof top element of the frontage building provide a suitable juxtaposition to the brick elevations. This also denotes and addresses the change in scale between adjacent buildings.
8.1.12 The overall bulk and mass of block A would result in a scheme that reflects the size, scale and proportions of the adjacent development along Streatham High Road. Whilst of a greater scale and standing slightly higher, the incorporation of recesses to the front elevation creates a reference to housing to the north of the application site. This results in a building that would not appear as a singular mass and provides a suitable transition between the flatted development block of Marqueen Towers and the houses to the north. The rear elevation of block A includes a hierarchical arrangement of stepped and recessed elements with a taller section set in from the site boundaries. The design and arrangement would present as a clean and simple rear elevation.
8.1.13 With regard to the protected view identified under policy Q25 (discussed at para 9.1.8) - the view point from the common is elevated. Officers consider that such an elevated view and position means it would need to be a tall building (perhaps 10 storeys plus) at the application site before it would have any impact on the view. In this instance the houses on Streatham Common South Side also screen Streatham High Road from views. Due to the distance to the conservation area and the acceptable deisgn of the scheme it would not impact on this heritage asset in compliance with policy Q22 of the local plan.
8.1.14 In assessing the proposed rear terrace (block B) the proposed two height would be visually subordinate to the residential development surrounding it. It would present as an unobtrusive design and would not overwhelm its setting.
8.1.15 Whilst not a characteristic feature of immediate development the introduction of lightwells fronting Streatham High Road is considered acceptable. Their size and scale would not be excessive when viewed in the context of the host building and wider streetscene, Suitable soft landscaping and robust boundary treatment would further reduce their presence.
Detailed Design
8.1.16 Officers consider the simple contemporary design aesthetic of block A expresses the architectural language of the existing orthogonal buildings along Streatham High Road which are somewhat characteristic of the local area. The scheme proposes a contemporary interpretation of the architectural vernacular in the area which is considered to respond positively and authentically to the established development achieving compliance with policy Q5 and Q7 of the Lambeth Local Plan.
8.1.17 The predominant use of brick throughout the development is considered to suitably relate to its context. The red brown brick tone of the blocks reflects the red brickwork of no’s 588-598 Streatham High Road and the later residential terraces to the rear and beyond. The proposed palette of materials would provide appropriate variation in tone and texture to the upper levels and the horizontal stone banding helps differentiate between the lower and upper elements of the blocks. Lighter brick is applied in an angular form to the base of the blocks, lightwells and lower ground communal amenity space elevations to define the lower ground elevations. Officers also consider the fenestration is generously proportioned to include deep punched portrait window openings with a regular fenestration pattern. This is consistently applied to the facades of both buildings. There are no objections raised Juliette style balconies given the contemporary style of the scheme and the variety of building styles and ages in the vicinity. On this basis the scheme would achieve compliance with Q7 and Q8 of the Lambeth Local Plan.
8.1.18 If Members resolve to grant planning permission, Officers recommend the imposition of conditions to secure all external construction detailing at 1:10 scale (including sections) to address all external elevations. This would ensure the quality of design proposed is secured through to the detail design stage of the development.
Development in gardens and on backland sites
8.1.19 The application site is made up of five plots of land, forming a U-shape site which wraps around the adjoining property at Nos. 612-618 Streatham High Road (Marqueen Towers). Four of the plots comprise vacant residential dwellings with large rear gardens (approx 37m in length). The fifth plot is L-shaped and contains the 14 derelict garages and access way from Streatham High Road
8.1.20 Policy Q14 would apply to the scheme and seeks to resist proposals which would result in the loss of biodiversity, soft landscaping/permeable drainage or openness. This is also subject to the criteria in section c and e of the policy which are discussed below.
8.1.21 Officers acknowledge the principle of re-developing this site with a greater quantum of development has been established through the now expired scheme (ref: 11/02196/FUL). As before the current scheme would provide for two blocks, positioned in a similar location to the expired scheme.
8.1.22 Block A would be located in same position as the existing houses on site albeit with a larger footprint than that existing. The building to the rear of the site (block B) is positioned on the site of the existing garages. The site has been under used for a period of time, the buildings are in a poor state and the open areas are overgrown.
8.1.23 Officers are aware that the intentions of policy Q14 (part c) is to protect the gardens of properties which are to be retained and was not intended for the scenario for where sites are being developed. However for completeness Officers have applied this part of the policy where relevant. Referring to part C -i) of Q14, the proposed footprint of the scheme would not exceed the 30% threshold of built development threshold prescribed. The existing garage block and hard standing to the rear of the site amount to 1,227 sqm of the total site area of 1,922 sqm (64%). The existing undeveloped garden area is 695 sqm which amounts to 36% of this area. The proposal would provide 659 sqm of planting and amenity space which equates to 95% of the existing garden. Therefore this is in excess of the 70% requirement and scheme would be compliant in this regard. Taken in isolation, the section of Block B which would be built in the existing garden would be approx. 27%. However as discussed the scheme would provide 659m of new improved planting and amenity areas which is 95% of the existing garden area. On this is basis the scheme is acceptable.
8.1.24 Part C ii) of Q14 states that development in rear gardens will only be supported where it is single storey and subordinate in form. In this case the scheme relates to the replacement of existing houses with a flatted development block and garage block in the same location of the expired scheme. On this basis the precedent has been set for a larger quantum of development . In comparison to the earlier scheme, as before block B would appear suitably subordinate in its setting given its acceptable two storey height and flat roof. It would also be set in from the rear boundary by approx 1.2m achieving compliance with part C- iii) of Policy 14.
8.1.25 Turning to the remaining requirements of Policy Q14 (C - parts iv and v), in terms of block B’s architectural appearance and materials – the use of lighter toned bricks and creation of recessed elements contribute to reducing the massing and scale of the block. Following an Officer site visit there are no other significant garden structures located in the same block of gardens therefore achieving compliance with part v).
8.1.26 Turning to part e) of Policy Q14; the proposals involve the re-development of a previously developed backland site which comprises a derelict garage block. In compliance with this part of the policy the scheme would improve the appearance of an unkempt site through its demolition and appropriate replacement.
8.1.27 Part e) also acknowledges that whilst re-development of previously developed backland sites has positive aspects they can be problematic in terms of amenity. This part of the policy seeks to ensure that any replacement buildings are sited to maintain or improve upon existing neighbour relationships. Whilst block B introduces a two storey building where presently a single storey garage block exists - it would not appear unduly dominant or overbearing. The separation distances to the nearest rear elevations of houses located on Danbrook Road and Rochester Road would be in excess of 25m which would provide sufficient separation distances in order to avoid un-neighbourly impacts. Similarly, the additional height observed over and above the existing garages would also result in an acceptable relationship to neighbouring properties and within the development itself. Block B would stand to a two storey height to its flat roof which is not considered excessive in this context. The inclusion of its flat green roof in comparison to the surrounding two storey development plus pitched roofs would also contribute to subordination. This is as well as a lighter tone of brickwork reducing the massing of the scheme in its built context. On this basis the proposal would comply with the aims of part e) ii-iii) of policy Q14.
8.1.28 Turning to the remaining parts of the policy e) – iv,-v) the proposal would not provide for any vehicular access to the site. The scheme has been accompanied with a details outlining how it would meet the Fire Regulations which have been referred to Building Control Officers. On the basis of this information in the event that planning permission is granted, further specific details can be secured by condition.
8.1.29 Supporting text contained in Policy Q14 (10.53) considers that collectively, gardens have great visual amenity value, contribute to well-being, are of significant biodiversity value and are invaluable for sustainable drainage. The proposal would include a number of features and measures which are considered to enhance biodiversity at this site. The Councils Ecology Officer welcomes this and considers that scheme would enhance biodiversity through the inclusion of green roofs, gardens and soft landscaping.
8.1.30 As identified the site is unkempt and the scheme involve its wholesale re-development. Given the age and character of the buildings, particularly the dilapidated garages, it is considered that they could provide habitat and refuge for bats, breeding birds and stag beetles, which are legally protected species. On this basis an ecological watching brief and survey is recommended before any habitat clearance/demolition works begin. This will include surveys of any species and where necessary full details of measures necessary for the protection of habitats or species should be included. If in the event that the Planning Applications Committee is minded to grant planning permission this would be secured via condition.
8.1.31 A sustainable drainage systems (SuDS) plan has been submitted alongside a final drainage plan. The surface water run off would be reduced by 76% - and peak flow would not exceed 4l/s. This would be enabled by two gardens and a number of green roofs across the development. Such measures are welcomed and would enhance the permeability of the site as existing. Further details of such measures are discussed at paragraph 14 of this report.
8.1.32 Given the above the scheme would accord with the overarching principles prescribed by Policy Q14 as well providing enhanced ecology and sustainable drainage benefits.
8.1.33 In summary it is considered that the proposal is acceptable in terms of height, scale, mass, footprint and detailed design. Overall the re-development of the site would enhance the character and appearance of the locale and would provide a number of design led benefits. These include the demolition of a poor quality buildings with a sympathetic scheme that responds to its local context and reflects local distinctiveness. In this regard the scheme would achieve compliance with policies Q5, Q6, Q7, Q8, Q9, Q11, Q14, Q13 and Q14.
9. Amenity
9.1 Local Plan Policy Q2 of the local plan states that development will be supported if:
(i) visual amenity from adjoining sites and from the public realm is not unacceptably compromised;
(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);
(iv) it would not have an unacceptable impact on levels of daylight and sunlight on the host building and adjoining property;
9.2 The application site is located in an established residential area constrained both by its physical layout and proximity to adjoining occupiers on all shared boundaries apart from Streatham High Road. The planning history and the now expired scheme (ref: 11/02196/FUL) identified the constraints of developing this part backland site notably with respect to Colmer Road, Danbrook Road and Rochester Close. The presence of Marqueen Towers which stands to a height of five stories is considered to set a suitable precedent and would allow for larger and taller replacement building at the application site.
Visual Impact
9.3 The frontage block described as Block A is considered to result in an acceptable relationship with its adjacent neighbours to north; No.602 Streatham High Road and to the south – the flatted development block of Marqueen Towers (612-618 Streatham High Road). The ground floor element of Block A would stand to a height of approx. of 2.9m high to the flat roof. It would be sited off the shared boundary by 2m and extend approx. 5m beyond the existing building on site which stands at two storey height. In respect to the upper floors the scheme would project approx 1.8m then it would be set in extending approx. 9m rearward to four storey height. It would then be further set in from the side boundaries (8m from the north and 3.5 from the south) up to five storey height. In comparison to the existing building on site and the now expired permission the scheme is not considered to appear unacceptably dominant.
9.4 In respect to Marqueen Towers (612-618 Streatham High Road) the scheme would also result in a similar relationship to that experience to the north at No. 602. Whilst it would be sited on the shared boundary it would stand to approx. 2.9m to its flat roof at single storey height approx. 5.6m beyond the existing two storey building at the application site. At upper floors it would marginally extend past this neighbour by 0.4m then it would be set in from the shared boundary by 5.6m extending for a distance of 9.2m into the application site.
9.5 The rear boundary of the application site shares a boundary with gardens attached to housing located in Danbrook Road, to the north and west properties in Rochester Close and to the south properties in Colmer Road. Given the separation distances involved from the proposed five story rear building line of block A - which would range from approx. 20 -45m to rear elevations; it is considered that the appearance of block A would not appear unduly intrusive.
9.6 The rear block described as block B would stand to a height of 6m and a single storey element to a height of 2.9m on the rear (western) boundary. This is similar to the now expired scheme and it would also be sited in a similar position. The separation distances to the closest building elements of No’s 4-14 Danbrook Road would be approx. 20m to the second floor flat roof of the scheme. Given the separation distances involved it is considered that the presence of Block B would be acceptable. The scale and height of this building would also appear acceptable. Whilst its western section would be sited 1m from the shared boundary of properties in Danbrook Road it would stand to a height of 2.9m high therefore modest and in-keeping with surrounding development.
9.7 Given the above the scheme would not appear unduly overbearing to outlook and gardens directly to the rear or adjacent of the site. Neither would the scheme unduly prejudice any future development that may be forthcoming to such adjoining sites.
9.8 Paying regard to the residential development located across Streatham High Road and the presence of block A, it would not result in an abnormal relationship typically experienced in this location (from facing development). The scale and height of the scheme would reflect the surrounding development pattern.
9.9 In summary the acceptable height, scale and bulk of block A would suitably reflect the form of surrounding development located on Streatham High Road which provides the opportunity for a larger replacement building on the application site. On this basis the scheme would not result in an unacceptable visual impact to adjacent and surrounding neighbours. Similarly due the acceptable height, scale and bulk of block B it would not appear demonstrably out of scale neither overbearing. Therefore the proposal would accord with the aims and objectives of Local Plan Policy Q2.
Daylight and Sunlight
9.10 In support of the application, a daylight and sunlight report has been submitted. This quantitative assessment has been carried out using methodologies set out in the BRE guide ‘Site, Layout and Planning for Daylight and Sunlight (second addition). The guide is for advisory purposes only and as such does not contain mandatory standards.
9.11 The BRE has developed a series of tests for daylight, which if all are failed, the development would be considered unacceptable in terms of loss of daylight to neighbouring properties. One of the tests used in this case is the Vertical Sky Component (VSC), which measures the amount of available daylight from the sky received at a particular point on a window pane. The BRE guide states that “if the Vertical Sky Component, with the new development in place, is less than 27%, and less than 0.8 times its former value, then occupants of the existing building will notice a reduction in the amount of skylight”.
9.12 The report submitted has analysed the neighbouring properties the following addresses:-2-16 Danbrook Road; 1-10 Marqueen Towers, Streatham High Road; 602 and 401 Streatham High Road; 8-12 Rochester Close; 1-6 Shirley Court; 1-7 Rochester Close, 2-18 Colmer Road. This scope is considered to be proportionate and related to the scale of development and its location in response to neighbouring properties.
9.13 The findings ascertain that there would be no noticeable loss of daylight to any neighboring habitable rooms apart from two neighbouring windows contained in Marqueen Towers – this is discussed below at paragraph 9.14 and 9.15. The values relating to all other windows would not be less than 0.8 times their former value. In addition all of the rooms would meet the BRE Guidelines recommendations in respect of the No Skyline (NSL) form of daylight assessment.
9.14 Marqueen Towers is sited on Streatham High Road and comprises a five storey residential building containing 10x2 bedroom flats. This neighbour is sited due south and observes habitable windows facing east and west. The results of VSC assessment show that two of the 24 windows assessed would experience a transgression of 0.78% and 0.68% of their former values. Both windows relate to a ground floor flat and first floor flat serving a galley style kitchen some 6 sq.m in size. In the case of the ground floor flat (window W01) the existing VSC value is 20.6 and the proposed value would be 12.8. In the case of the first floor flat above (window W0LU) the existing VSC value is 21.4 and the proposed value would be 14.6.
9.15 As identified the windows serve a galley kitchen which is considered small in size at approx. 6 sq,m and are therefore considered to be non-habitable. The windows are set back from the principle rear elevation by approx. 3.2m. In the case of the first floor flat officers note this kitchen is also served by an internal window linking the room to a larger living space with large windows. On balance Officers consider that in this circumstance the losses would be acceptable and would not unduly erode the quality of accommodation experienced within such neighbouring flats. This because of the overall small size of the galley style kitchens, and their relationship in the context of the existing building whereby the windows are set back from the principle rear building line.
9.16 On this basis officers are satisfied that any daylight effect from the proposed development would not arise in demonstrable harm and accords with the principles of the BRE Guidelines - therefore achieving compliance with Local Plan Policy Q2.
9.17 In terms of sunlight, BRE tests are only required where an existing building has a ‘window wall’ (a wall with a window serving a habitable room) within 90 degrees of due south. The test for sunlight is met if the window wall faces within 90 degrees of due south and no obstruction measured in the section perpendicular to the window wall, subtends an angle of more than 25 degrees from the horizontal. The sunlight test requires that the minimum level of sunlight received by affected windows should not be less than 25% of the annual probable sunlight hours, of which 5% should be in the winter months.
9.18 The findings of the report show that the proposal would comply with the BRE sunlight criteria.
Privacy
9.19 In terms of block A and B, officers consider that the scheme has been designed to ensure there would be no undue overlooking impact into windows of adjoining residential properties at neighbouring sites. These being at Rochester Close and Colmer Road, in particular where rear gardens are 8m deep; adjacent garden depths in the vicinity vary between 10m and 12m.
9.20 Given the siting and orientation of windows on block A, it is considered that the proposed building would not result in any direct overlooking into adjoining residential properties. Officers acknowledge that potential overlooking into rear gardens may occur at an obligue angle. However this relationship is already experienced from neighbouring sites, notably Marqueen Towers therefore would not be unusual. The scheme would include four balconies at first floor, three balconies at second floor and three at third and fourth floor levels. Given the relatively modest size of such amenity areas and the separation distances to neighboring sites this relationship is considered to be acceptable. In the event of Members resolving to grant planning permission a condition is recommended which seeks screening measures to the northern and southern sides of the balconies to reduce any direct overlooking impacts into adjacent neighbours at No,602 Streatham High Road and Marqueen Towers in particular. It also considered necessary to require obscure glazing on the flank elevations of windows facing north and south to prevent overlooking to adjoining rear gardens. This would not harm the amenity of future occupiers given such rooms are also served by windows facing west.
9.21 Turning to block B, the western elevation would include lower ground, ground and upper floor windows facing towards properties on Danbrook Road. They would range from approx. 18m with No.2 Danbrook Road and up to a distance of approx. 20m with No.16 Danbrook Road between elevation to elevation. In the event of granting planning permission conditions could impose full details of boundary treatment. The western elevation of the scheme would include three habitable windows serving bedrooms, however one is secondary. There are also two non-habitable windows. The separation distance to the boundary of properties located at Danbrook Road would be approx. 6m with the closest elevation to elevation distance being 20m. On balance officers consider this distance would prevent any direct overlooking impacts. The now expired scheme also included a number of windows in a similar position which were designed to include obscure glazing. In this case there is a reduction in number of windows on this elevation when compared to the expired scheme. This is considered to reduce any undue overlooking impact. However in the event that planning permission is granted it is recommended that suitable obscure glazing to the western facing secondary bedroom window of unit R8 as well as the bathroom of unit R9 and stairwell is imposed. A condition requiring screening to the side elevation of the south facing balcony is also recommended.
9.22 There would be two habitable windows and a south facing balcony sited on the first floor of block B. The separation distance to the rear elevations to properties at Rochester Close would be approx. 18m. A similar relationship would be experienced to the properties located at Colmer Road. Here there would be two habitable windows proposed at first floor level as well as a balcony. The separation distances to the rear elevations at Colmer Road would be approx. 20m. In response to the resultant relationship at both adjacent roads officers consider that the siting of windows and balconies would not result in an unacceptable overlooking.
9.23 With respect to the properties located on the opposite side of Streatham High Road, an abnormal relationship would not occur in this location given the separation distances involved, (over 15m) and presence of the highway. The relationship would be similar to that existing and would not introduce any new overlooking impact over and above the present situation.
9.24 In summary the proposed relationship to adjacent neighbouring properties and the positioning of windows and balconies at the development, coupled with recommended mitigation measures is considered appropriate and would be sufficient to achieve adequate privacy and outlook. On this basis the application is acceptable in this regard and would comply with the aims of Local Plan Policy Q2 part (v).
Noise
9.25 The character of the immediate vicinity comprises flatted developments contained in Marqueen Towers, Shirley Court, other surrounding newer purpose built flats and single family dwellings. Marqueen Towers utilises a shared rear garden for 14 flats and there are upper floor communal walkways at Shirley Court. Therefore the intensification of the application site in the manner proposed would not be unduly incongruous or result in unacceptable impacts of noise and disturbance over and above the existing situation. In the event embers resolve to grant planning permission a condition is recommended that safeguards undue noise impacts from any plant proposed.
10. STANDARD OF PROPOSED ACCOMODATION
Size of living accommodation
10.1.1 Policy H5 of the Local Plan sets out the standards of housing expected in new-build dwellings including the need to provide adequate internal space for the intended number of occupiers. London Plan Policy 3.5 and associated Table 3.3 set out the minimum unit sizes for residential units in London. The London Plan requirements have been assessed against the maximum number of bedspaces/occupiers an apartment could accommodate. This as well as guidance contained in the GLA’s Housing SPG, The Technical Housing Standards – Nationally Described Space Standard (2015).
10.1.2 London Plan policy 3.5, Local Plan policy H5 and relevant guidance requires account to be taken of the size of units, habitable rooms and the internal layout of the units.
10.1.3 The submitted drawings indicate that all of the units would exceed the requirements for each unit size when assessed against London Plan table 3.3. On this basis the scheme would provide high quality new housing compliant to the aims of policy H5 of the Lambeth Local Plan.
Dual aspect orientation
101.1.4 Local plan policy H5 part (a, i) requires proposals for new residential development should accord with the principles of good design and will be expected to provide dual-aspect accommodation unless exceptional circumstances are demonstrated. In this regard 22 of the 24 residential units would have a dual aspect, including all of the family sized units. In order to achieve dual aspect rooms within such units, rooms are located at the front and to the rear of both buildings. There would be two units which would not be dual aspect and they comprise unit R6 (1x1 bed) and R7 (1x2 bed) both located on the lower ground floor of block B. Given the nature of these smaller units, they would exceed minimum size requirements and they would be served by sufficient daylight levels this is considered acceptable. It is also noted that the GLA’s Housing SPG (2016) prescribes developments should minimise the number of single aspect units, and single aspect units that are north facing should be avoided. In this regard the scheme would provide the majority of units with dual aspect and those that are single aspect are reduced to two south facing units.
Daylight and Sunlight
10.1.5 The scheme is supported by a natural light study for the proposed residential units. Considering daylighting provision to the units, Appendix C of the Building Research Establishment publication ‘Site Layout Planning for Daylight and Sunlight – a Guide to Good Practice’ addresses the assessment for future occupiers of a proposed development. The Average Daylight Factor (ADF) Test has been used which prescribes target values for daylight provision to specific rooms in accordance with their use, as follows: Bedrooms – 1% ADF; Living Rooms – 1.5% ADF; and Kitchens – 2% ADF.
10.1.6 The BRE guidance recommends that where rooms of multiple use are concerned, the highest target value for any of the affiliated uses within the room should be adopted as a benchmark – i.e. for combined living/kitchen and dining areas (LKD’s) this would be the highest value 2% for kitchens where food preparation and cooking is undertaken. However, the guidelines also acknowledge that this benchmark for kitchens is not always practical - as in modern urban accommodation it is common for gallery-style kitchens to be located at the rear of deep single aspect rooms and have little expectation of natural light. The BRE guidelines state ‘if the layout means that a small internal galley type kitchen is inevitable, it should be directly linked to a well day lit living room’.
10.1.7 To this end, the applicant’s natural light study establishes that the living, kitchen and dining rooms in the scheme are inherently deeper than the individual kitchens being linked to a living room; therefore the target value of 1.5% ‘living room’ ADF is considered to be appropriate. Where the living room area of the room can be shown to retain in excess of 1.5% ADF values this would correspond to the level of a well day lit living room. In light of the guidance contained in the BRE Guidelines Officers agree with the approach of the applicant’s analysis.
10.1.8 The submitted study the results show that all of the proposed combined living, kitchen and dining rooms analysed do in fact exceed the 2% ADF ‘kitchen’ target and are in effect fully compliant to the BRE Guidelines.
10.1.9 With regards to sunlight levels obtained to the units for sunlight, the APSH test in the BRE Guidelines test calculates the percentage of statistically probable hours of sunlight received by each window in both summer and winter months. March 21st through to September 21st is considered to the summer the summer period while September 21st to March 21st is considered the winter period. The BRE guidelines suggest that the main living rooms within new buildings should achieve at least 25% of annual sunlight hours, with 5% during the winter period. For properties surrounding a new development the BRE considers only those windows orientated 90 degrees due south are relevant for assessment.
10.1.10 The results of the sunlight assessment have shown that 5 (83%) of the main living rooms and L/K/Ds have windows within 90 degrees due south achieve the recommended levels of 25% APSH and 5% WPSH. This is considered acceptable in the context of sunlight levels in an urban location. The remaining room is inset to a private amenity space and is therefore acceptable. Officers recognise that diffuse daylight levels to this unit would meet the BRE standards.
Outlook
10.1.11 In terms of outlook, at lower ground floor - basement habitable rooms would be served by excavated lightwells. Detailed cross sections of the proposed lightwells are provided. The design, depth and size of each respective lightwell is considered to provide suitable outlook for the habitable rooms they would serve. It is noted that all of these bedrooms and L/K/D’s would achieve suitable daylight levels as demonstrated by the applicant’s light assessment.
10.1.12 The lightwells to the front of Block A would all serve bedrooms and there are also three combined L/K/D’s served by rear lightwells. Turning to the rear elevation of Block A - the proposed lightwells here are larger in size and connect to the shared amenity space. Again the design, depth and relative size are considered to provide a suitable level of outlook to future occupiers of these habitable rooms.
10.1.12 Within Block B, nine out of eleven lightwells would serve bedrooms. The lightwells serving two L/K/D’s would observe a stepped arrangement with soft planting. The siting and orientation of the windows facing the lightwells and provision of some screening would not result in any unacceptable loss of privacy to each of the respective units. In the event of granting planning permission detailed drawings of the proposed screening can be secured by way of condition.
10.1.13 To summarise the plans submitted indicate that the layout of each unit would provide appropriately apportioned living space with adequate light, outlook, circulation and storage space. On this quantitative assessment, it is considered that the development would provide an acceptable standard of residential accommodation for future occupiers. In this regard the objectives of the relevant London Plan policies and Local Plan Policies H2 and would be achieved.
Noise
10.1.14 Block A fronts Streatham High Road (A23) and the submitted Noise Impact Assessment (NIA) provided has identified the proposed residential dwellings would be adversely impacted by environmental noise. The report has recommended appropriate acoustic mitigation to ensure internal noise levels within the proposed units are satisfactory. On this basis in the event that planning permission is granted a condition is recommended to secure such measures are implemented.
Quantum and Quality of the Residential Private Open Space
10.1.15 The requirements for amenity space provision as part of new residential developments are detailed in Policy H5 (b) of the Local Plan. For new flatted developments, shared amenity space of at least 50sqm is required plus a further 10sqm per flat provided either as a balcony/terrace/private garden or consolidated within the shared amenity space. On this basis policy requires that the overall minimum outdoor amenity space for the development would be at least 50sqm of communal amenity space plus 270 sqm (27 flats x 10sqm) either as a balcony/terrace/private garden or consolidated with the communal amenity space.
Communal Amenity space
10.1.16 In total the scheme would provide approx. 250 sqm of communal amenity space exceeding the policy requirement. The proposal would include two areas of communal amenity space in the form of landscaped rear gardens. Area A would be 125 sqm and would provide play space for children and Area B would be 127 sqm in size. Both garden areas provide for soft landscaping, planting and grass and children’s play equipment. To avoid any direct overlooking impacts into the adjoining lightwells, raised planters would be provided. In the event of granting planning permission, Officers recommend a condition securing detailed information of such privacy measure, soft and hard landscaping as well as a landscape, management and maintenance plan.
10.1.17 The submission is accompanied by an analysis of natural light levels received to the communal gardens which demonstrates compliance with the BRE standards in terms of sunlight and overshadowing. A Sunlight Amenity study has been undertaken that considers shading at both ground and lower ground levels. The targets suggest that, for an amenity space to be well-sunlit throughout the year and not excessively overshadowed, at least 50% of the space should receive over 2 hours of sunlight on the March 21st equinox. The results of the study indicate that the communal garden areas would exceed the BRE’s 50% target and overall would be well lit.
10.1.18 In summary the quantum and quality of the communal open space is consistent with the aims Policy H5 of the Lambeth Local Plan 2015 and Standard 4 of the London Plan Housing SPG March 2016, which requires communal open spaces to be overlooked by surrounding development and designed to take advantage of direct sunlight.
Private amenity space
10.1.19 All of the units would be served by private terrace areas on the lower ground and ground floors and balconies on the upper floors. Such amenity spaces are considered to benefit from suitable outlook. The provision of balconies and terraces at this site would not conflict with the established character of development neither would they introduce unacceptable overlooking and noise and disturbance impact as discussed. Considering this and that all units would have access to the communal rear garden which exceeds requirements in terms of size - suitable provision to the meet the needs of future residents is proposed. The site is also within a short walk to the open space of Norbury Park, 350m away and further away at 500m, Streatham Common.
Unit Level Private Amenity Space (R) 1 12 sq m 4 18 sq m Lower ground 6 14 sq m 7 20 sq m 15 24 sq m 2 12 sq m Ground floor 3 6 sq m 5 10 sq m 10 34 sq m 11 13 sq m 12 21 sq m 13 30 sq m 14 21 sq m 8 6 sq m First floor 9 24 sq m 16 12 sq m 17 8 sq m 18 6 sq m 19 7 sq m Second floor 20 8 sq m 21 6 sq m Third floor 22 7 sq m 23 8 sq m 24 6 sq m Fourth floor 25 7 sq m 26 21 sq m 27 17 sq m
Table 2: Private amenity space (measured in sq.m).
Children’s Play Space
10.2.1 London Plan Policy 3.6: ‘Children and young people’s play and informal recreation facilities’, anticipates that development which includes housing shall make provision for play and informal recreation based on the expected child yield it would generate. Accompanying guidance: ‘Shaping Neighbourhoods - Play and Informal Recreation SPG September 2012’ details how the policy shall be implemented in practice. A minimum 10sqm per child, regardless of age, is recommended as a basis for assessing future requirements arising from an increase in the child yield of an area.
10.2.2 Policy H5 Housing standards of the Lambeth Local Plan 2015 states that provision for play space should be to at least the requirements set out within the London Plan guidance. Based on the child yield of the development, and using the Mayor of London Housing SPG play space requirement calculator, a total provision of 56.6 sqm play space would be required.
10.2.3 The scheme proposes an informal playable space in the larger communal garden (A) which is 125 sq m therefore exceeding the GLA’s requirement. The area children’s play space would be overlooked whilst being enclosed by walls and planters in the form of ‘doorstep playable space’. In the event of granting planning permission it is recommended that these details are secured by way of condition on any planning permission.
11. Transport
11.1 The NPPF seeks to promote sustainable transport and in doing so it seeks to ensure that new development which generates significant movements are located where the need to travel would be minimized and the use of sustainable modes can be maximized. This is echoed by policies 6.1 and 6.3 of the London Plan which also seeks to ensure that the impacts of development in transport capacity and the transport network are fully assessed.
11.2 Policies T3, T6, T7 and T8 of the Local Plan seek to ensure that proposals for development have a limited impact on the performance and safety of the highway network and that sufficient and appropriate car parking and cycle storage is provided whilst meeting objectives to encourage sustainable transport and to reduce dependence on the private car. If development would have an unacceptable transport impact, it should be refused in the absence of mitigation measures to make the development acceptable.
Accessibility
11.3 The site located on the A23 Streatham High Road which forms part of the Transport for London Road Network (red route). It is in an accessible location served by public transport and has a PTAL rating of 4 which equates to a ‘good’ levels of public transport accessibility. Therefore the principle of intensification of land use is accepted and encouraged in principle by Transport Officers. Car-parking and trip generation
11.4 The proposal does not propose any off street car parking spaces. The site currently contains 14 garages which although are in state of dereliction could be used for off street car parking. Officers are of the understanding that the garages historically served the flatted development of Marqueen Towers. Given the length of time the garages have been unused it is not considered that any displacement of vehicles would result through their demolition. Transport Officers have assessed the submitted car parking survey and trip generation results contained in the Transport Statement (TS). There are no objections to the methodology used or any grounds to refute its findings.
11.5 Transport Officers note the trip generation of the proposal shows 25 weekday vehicle movements. In order to estimate what impact the proposed development would have on parking levels it is considered necessary to calculate how many vehicles are likely to be owned by future residents. According to the 2011 census the car ownership level per household in the ward is 0.77 which equates to a minimum of 21 cars associated with the proposal. Officers recognise this is the highest in the borough. With this in mind in order to ensure that the proposal does not generate an unacceptable demand for on-street parking a series of mitigation measures can be secured to address this issue. These include:-
Provision of 46 secure bicycle spaces to be secured by planning condition in the event of planning approval. Car club membership for three years to be provided for all residents to mitigate the increase in parking demand. This is to encourage people not to own a car. In the event that the Planning Applications Committee are minded to grant planning permission a planning obligation is recommended to secure this. Restriction of car parking permits to all future occupiers should the ward the application site is located is to become a controlled parking zone (CPZ). The proposal would render the existing dropped kerb redundant therefore in the event of granting planning permission a condition is recommended seeking details of closure
11.6 The applicant has accepted a planning obligation of £20,000 to fund two disabled parking spaces on street in future in lieu of the shortfall of on-site provision. This would be secured by way of a S106 legal agreement in accordance with Policy D4 (viii) of the Local Plan.
11.7 Taking into account the application sites good public transport accessibility level (4) and the proposed mitigation measures the Council Transport Officers consider this is acceptable in transportation and highways terms.
11.8 The application has also been referred to Transport for London and subject to the above, no objections are raised.
Cycle Parking
11.9 In order to comply with the London Plan cycle parking standards, a minimum of the following is required:-
Residential: 1 space for each 1 bed, 2 spaces for all other units. As well as 1 short stay space per 40 units. Total 1 space required.
11.10 In this case 46 covered and secured spaces are proposed which would be London Plan compliant. Bicycle storage would be provided in two locations; an external store would located at the south west corner accessed by residents from the main entrance or the access to the south of Marqueen Towers. The other bicycle store would be located internally within Block A within the basement served by a lift.
11.11 The location of the external bicycle store would also be located to the rear of the site in the south west corner. This would be in a discreet and secure location and by virtue of its modest size would not appear incongruous.
11.12 A condition requiring the submission of details, including number of cycle spaces, materials of the proposed structure and its roof is recommended to ensure that what is provided is safe, secure and of an acceptable appearance.
Servicing
11.13 Streatham High Road is designated as a red route by Transport for London and there is no off street parking as part of the proposal. As a consequence delivery vehicles can only park on surrounding roads. There are loading bays on Hepworth Road and Colmer Road as well as another loading bay present on the western side of Streatham High Road - to the south of the Colmer Road junction. Whilst the distances from these bays would be some 70m from the application site this is considered acceptable in this circumstance. The existing properties at the site and its neighbours, including the flatted developments are not served by any servicing bays. Given this and the site’s location on a red route officers are satisfied that suitable servicing could be achieved. It is also noted that delivery and removal vehicles can make a special application to Transport for London for timed loadings and removals. Transport for London advise they would be at certain, specific locations which would need to be identified and set back from the junction.
11.14 Delivery vehicles would not be permitted to stop on the double red line markings on Streatham High Road adjacent to the development or block the adjoining footway. Any illegal parking would be enforced by TfL's Road Traffic Enforcement Officers and Metropolitan Police Service Police Community Support Officers or Sergeants. This would be undertaken by handheld devices to issue tickets in accordance with highways legislation, or CCTV cameras. A camera is also present in the vicinity of the site access Transport for London have requested a Delivery and Servicing Plan (DSP) to be submitted and approved by Lambeth Council in consultation with TfL prior to occupation. The DSP would need to clearly outline the above procedures and restrictions together with efficiency and sustainability measures to be undertaken once the development is operational. In the event of a planning approval this can be secured via condition.
Method of Construction and Demolition
11.15 Policy T8 (d) of the Local Plan requires planning applications to be accompanied by a construction and logistic plan, demonstrating arrangements for construction traffic and how environmental, traffic and amenity impacts would be minimised. A Method of Construction Statement would be secured as a condition of consent, detailing how the construction of the development would be managed including measures for mitigating construction vehicle movements and for ensuring minimal nuisance or disturbance is cause the amenity of nearby residential occupiers and the area generally. Transport for London accept this approach.
11.16 The proposed demolition and construction activities have potential to impact on the amenity of adjoining properties, particularly as the development includes the excavation of a basement level. For these reasons officers recommend the inclusion of a planning condition requiring the submission of a detailed Method of Demolition Statement which provides full details of the proposed demolition and construction methodology. The statement should advise how neighbours will be notified of any works, and all reasonable measures to protect residential amenity.
Refuse and Recycling
11.17 Lambeth Local Plan Policy Q12 relates to refuse and recycling storage and requires arrangements for waste storage to be integrated into the design of a development from the outset to ensure that it is attractively designed and conveniently located for users and collection. In this case, refuse storage areas would be located in three locations; communal refuse storage (for Council collection) to be sited in the south western corner, block B refuse storage near the southern boundary and internal refuse storage within block A.
11.18 The proposals for refuse/recycling storage meet the Council’s waste and recycling storage and collection requirements guidance document (October 2013) as outlined in the below table:-
Refuse/Recycling Requirement Provision Communal Waste 2 x 1100 litres recycling 3 x 360 litre wheelie bins Dry Recyclables 2 x 1000 litres refuse bins 2 x 1100 litre refuse bins One temporary store for Council 1 x 730 litre refuse bins collection.
Table 3: Waste requirements and provision.
11.19 The guidance states that waste collection operatives should not be required to; carry waste sacks or move wheeled bins (up to 360 litres) more than 25 metres in total (from collection point to vehicles and vice versa). As well as transport a Eurobin, or similar wheeled waste container more than 10 metres in total (from collection point to vehicles and vice versa). The strategy for removing the refuse is that a management company would be employed to move waste from the residential bin stores two and three to the temporary store for Council collection. This is collection point is set away from the road junction and within the Council’s drag distances from the road.
11.20 Transport for London advise that Council refuse vehicles are permitted to stop on the A23 Streatham High Road but TfL would enforce against private refuse companies. The collection point bin stores are within 25m of the residents’ access which is acceptable. Whilst the drag distance is slightly greater than 10m from the street with respect to the larger bins; due to the building line, this is the considered acceptable.
11.21 In terms of visual impact, the design of the refuse storage would not appear prominent in the street- scene and is also located behind the proposed boundary treatment. The capacity of the proposed refuse storage would meet the Council’s standards. In the event of members recommending planning approval a condition requiring the submission of specific details, including materials of the proposed stores is recommended to ensure it is of an acceptable detailed design and management plan.
12. Planning Obligations and CIL
12.1.1 Policy D4 – Planning Obligations of the Local Plan refers to circumstances in which the Council can seek S106 Planning Obligations to mitigate the impact of development on the local infrastructure or secure additional facilities that are required as a result of the development coming forward.
12.1.2 Officers consider that the following financial contributions would be secured by way of a s106 legal agreement to mitigate against the impact of the development in accordance with the requirements of Policy D4:-
1.) In this case the indicative contribution based on the cost of supporting one construction trainee per £1million of construction value via the Lambeth nomination scheme would be £15,600. The financial contributions would be used by the Council to fund training and support. 2.) A planning obligation of £20,000 to fund two disabled parking spaces on street in future in lieu of the shortfall of on-site provision. 3.) Removal of parking permits to occupiers should the surrounding area be subject to a Controlled Parking Zone in the future. 4.) A planning obligation of £43,560 for carbon off setting 5.) Monitoring fee of 5% on the total value of the financial contribution. 6.) Securing Affordable Housing provision as identified in this report 7.) Affordable Housing early review mechanism triggered if an agreed level of progress on implementation is not made within two years of the permission being granted and a late stage review mechanism upon the sale of 75% of the market units.
12.1.3 In compliance with Policy D4 and the Council’s adopted Employment and Skills SPD an Employment and Skills Plan (ESP) would also be required. This would secure the following:
Area of activity Requirement Local Employment 25% of workforce in construction or end-use Apprenticeships Two Apprenticeships in construction or end user Employment opportunities in end use 25% of workforce in end-use Notification of vacancies Ensure all vacancies are posted on the Opportunity Lambeth Portal. Provision of bespoke PET and Skills Outline what will be delivered in the ESP training Worksmart Outline what is available in the worksmart template
Table 4: Requirements of ESP.
Community Infrastructure Levy (CIL)
12.1.4 If the application is approved and the development is implemented, a liability to pay the Lambeth Community Infrastructure Levy (CIL) would arise.
12.1.5 The Lambeth CIL contribution is £150 per sqm and £35 sqm by the GLA in relation to the uplift in floorspace. Expenditure of the majority of a future CIL receipt would be applied towards Borough infrastructure needs as contained in the published CIL Regulation 123 List, which defines what CIL may be spent on. Local neighbourhood funding from CIL may be applied to infrastructure needs in line with the CIL Regulation 123 List, or to anything else that is concerned with addressing the demands that the development places on an area. Allocation of CIL monies to particular infrastructure projects is not a matter for consideration in the determination of planning applications. Separate governance arrangements are being put in place as regards to expenditure of CIL.
12.1.6 The London Mayoral CIL would also be applicable to this scheme if approved and implemented.
13. Sustainability
13.1.1 The NPPF seeks that development promotes the use of renewable energy where technology is viable, Economic and where the social impacts can be addressed satisfactorily. From 1 October 2017, London Plan policy 5.2 will require major residential developments to achieve zero carbon status through a combination of on-site measures (35%) and cash-in-lieu contributions to a ring- fenced carbon off-set fund (65%).
13.1.2 On this basis Policy 5.3 of the London Plan states that development proposals should demonstrate that sustainable design standards are integral to the proposal and should meet the minimum standards set out in the Mayor’s ‘Sustainable Design and Construction’ SPG (2006). It is also recognised that Policy 5.2 of the London Plan states that development proposals make the fullest contribution to Minimising carbon dioxide emissions in accordance with the Mayors energy hierarchy, namely; using less energy, supplying energy efficiently and using renewable Energy. The London Plan requires that all major developments meet specific targets for carbon dioxide emissions reduction in buildings. These targets are expressed as minimum improvements over the Target Emission Rate (TER) outlined in the national Building Regulations (2006).
13.1.3 Policy EN4 (Sustainable design and construction) of the Local Plan requires all development to meet high standards of sustainable design and construction feasible, having regard to the scale, nature and form of the development proposal. Proposals should demonstrate in a supporting statement that these standards are integral to the design, construction and operation of the development.
13.1.4 In response to achieving compliance with Policy EN4 the scheme has incorporated the energy hierarchy into the design of the site and seeks to reduce carbon dioxide emissions by 33.9% against a Part L (2013) baseline, thereby not fully meeting the benchmark through measures in energy efficiency to include: (Be Lean), Decentralised Energy (Be Clean) and Renewable Energy (Be Green). On this basis the a carbon off set contribution has been secured which is £43,560 and would be secured by way of a s106 agreement in the event of granting planning permission.
13.1.5 The submitted Energy Statement has reviewed the renewable technologies to be used on site in accordance with the requirements of London Plan 5.7. It concludes that that on-site energy generation would be achieved through the use of photo-voltaic cells. This is accepted in principle subject to detailed specification to be secured by way of conditions the event of granting planning permission.
14. Flooding, Basement Accommodation, Sustainable and Urban Drainage Systems
14.1 The application site is located in Flood Zone 1 (low probability). Local Plan Policy EN5 (flood risk) requires a Flood Risk Assessment (FRA) for all major development proposals in Flood Zone 1. Local Plan policy EN5 further requires that basement proposals "incorporate appropriate mitigation measures to ensure the development is safe from all forms of flooding and does not increase flood risk elsewhere". The accompanying text of the policy states that:
"In determining proposals for basement and other underground development, the council will require an assessment of the scheme's impact on drainage, flooding, groundwater conditions and structural stability".
14.2 An FRA has been prepared and referred to the Environment Agency and internal Council specialists who raise no objections to its scope and findings. The report concludes that the proposed development is an appropriate land use for Flood Zone 1 and does increase the risk of flooding elsewhere.
14.3 In response to other sources of flooding which may affect this site such as surface water and groundwater flood the Local Lead Flood Authority (LLFA) which is Lambeth Council has provided comments and raises no objections subject to the imposition of a conditions.
14.4 The proposal also includes a basement level providing habitable accommodation. Policy EN5 provides guidance on basements and 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. The submission is accompanied with a specific Basement Impact Assessment. Officers. The report has addressed information on flood water and land stability and has been referred to Building Control officers who raise no objections.
14.5 Local plan policy EN6 (sustainable drainage systems and water management) seeks development which improves the water environment. The Sustainable Design and Construction Supplementary Planning Guidance (2014) outlines that developments are expected to clearly demonstrate how all opportunities to minimise final site runoff, as close to greenfield rate as practical, have been taken. The minimum expectation for development proposals is to achieve at least 50% attenuation of the site’s (prior to re-development) surface water runoff at peak times. In terms of these requirements a sustainable drainage systems (SuDS) plan has been submitted as well as a final drainage plan. The surface water run off has would be reduced by 76% - and peak flow would not exceed 4l/s. This would be enabled by two rain gardens and a number of green roofs across the development. On this basis the LLFA Officer raises no objections subject to the imposition of a condition confirming the site is risk from of ground water flooding, confirmation of discharge rates with Thames Water and a management and maintenance plan of the SuDS.
15. Air Quality
15.1.1 The application site is located in the Lambeth wide Air Quality Management Area (AQMA) and the Non-Road Mobile Machinery (NRMM) Low Emission Zone. Lambeth Sustainability officers have reviewed the Air Quality Assessment (AQA) submitted as part of the application and raise no objections subject to the imposition of conditions. If members are minded to grant planning permission a comprehensive Air Quality and Dust Management Plan would be required. This is as well as ensuring that all non road mobile machinery (NRMM) to be used on sires is registered and compliant with the NRMM Low Emission Zone requirements. On this basis the application would not be prejudicial to the aims of Policy 7.14 of the London Plan (2015).
16. Contaminated land:
16.1.1 Policy EN4 of the Lambeth Local Plan and Policy 5.21 of the London Plan (2015) addresses land contamination. In this case the submitted preliminary risk assessment has identified the potential for ground contamination to be present and has recommended an intrusive investigation to assess the situation. The application has been referred to the Environment Agency (EA) who raise no objections. This is subject to the imposition of conditions securing further investigations and where necessary a remediation strategy which would need to be implemented before development can commence.
17. Archeology
17.1.1 The application site is located in an Archeological Priority Area therefore Policy Q23 of the Local Plan would apply. Part c) ii) of the policy requires proper investigation and recording of archaeological remains and publication and archiving of results to advance understanding. The application has been referred to Historic England Archeology who raise no objections to the submission neither recommended any conditions. This is because they acknowledge that the archaeological evaluation, carried out within the site as part of the earlier consented scheme (ref: 11/02161/FUL) did not record archaeological remains. On this basis no further assessment or conditions are therefore necessary.
18. Community Safety/Designing out Crime
18.1.1 Policy Q3 (Community safety) requires developments to be designed in a manner that does not engender opportunities for crime or anti-social behaviour or create a hostile environment that would produce fear of crime. The application has been referred to the Metropolitan Police whom are satisfied that the development can be constructed and operated to ‘Secured by Design Standards’. In the event that members are minded to grant planning permission this can be secured via the imposition of a condition to also include details of lighting. On this basis the development would achieve compliance with the objectives of Policy Q3 of the Lambeth Local Plan 2015.
19. Equality Duty and Human Rights
19.1.1 In line with the Public Sector Equality Duty the council must have due regard to the need to eliminate discrimination and advance equality of opportunity, as set out in section 149 of the Equality Act 2010. In making this recommendation, regard has been given to the Public Sector Equality Duty and the relevant protected characteristics (age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex, and sexual orientation).
19.1.2 In line with the Human Rights Act 1998, it is unlawful for a public authority to act in a way which is incompatible with a Convention right, as per the European Convention on Human Rights. The human rights impact have been considered, with particular reference to Article 1 of the First Protocol (Protection of property), Article 8 (Right to respect for private and family life) and Article 14 (Prohibition of discrimination) of the Convention.
19.1.3 The Human Rights Act 1998 does not impair the right of the state to make decisions and enforce laws as deemed necessary in the public interest. The recommendation is considered appropriate in upholding the council's adopted and emerging policies and is not outweighed by any engaged rights.
20. Conclusion
20.1.1 The proposals involve the re-development of a frontage site through the demolition of vacant housing and a previously developed back land site which comprises a derelict garage block. The scheme proposes a scale, height and design of acceptable proportions that would provide a suitable response to the surrounding context. It would also improve the appearance of an unkempt site whilst delivering a high quality housing scheme whilst enhancing biodiversity and sustainable drainage conditions.
20.1.2 The proposal offers a range of dwelling sizes providing an appropriate dwelling mix. The submission has been accompanied with a viability report and sound financial justification has been provided in response seeking the maximum reasonable amount of affordable housing.
20.1.3 It would not materially prejudice the amenity of neighbouring occupiers in terms of the existing levels of privacy, outlook and natural light they currently enjoy.
20.1.4 It is considered the scheme would provide an acceptable living environment for future occupiers in terms of accommodation size, outlook, light and amenity space provision. The scheme would not harm conditions of on-street parking or prejudice conditions for the free flow of traffic and highway safety.
20.1.5 Officers consider that the development would be in compliance with the Development Plan for the Borough and there are no material considerations of sufficient weight that would dictate that the application should otherwise be refused. The scheme would deliver a scheme that would positively contribute to this part of Streatham High Road. Officers are therefore recommending approval of the scheme, subject to conditions and the completion of a Section 106 Legal Agreement in accordance with the presumption in favour of sustainable development conferred upon Local Planning Authorities by the National Planning Policy Framework (NPPF).
21. Recommendation
1. Resolve to grant conditional planning permission subject to the completion of a Section 106 of the Town and Country Planning Act 1990 of the planning obligations listed in this report.
2. Agree to delegate authority to the Director of Planning and Development to:
· Finalise the recommended conditions as set out in this report including such amendments, additions and/or deletions as the Director of Planning, Transport and Development (in consultation with the Planning Committee Chair) considers reasonably necessary; and
· Negotiate, agree and finalise the planning obligations as set out in this report pursuant to Section 106 of the Town and Country Planning Act 1990, including adding to, amending and/or deleting the obligations detailed in the heads of terms as the Director of Planning, Transport and Development (in consultation with the Planning Committee Chair) considers reasonably necessary.
3. That if the Section 106 Agreement is not signed within 6 months of this committee the Director of Planning, Transport and Development be given delegated powers to consider refusing the application in the absence of the legal agreement.
4. In the event that the committee resolves to refuse planning permission and there is a subsequent appeal, delegated authority is given to officers, having regard to the heads of terms set out in the report, to negotiate and complete a document containing obligations pursuant to Section 106 of the Town and Country Planning Act 1990 in order to meet the requirements of the Planning Inspector.
Conditions(s) and Reasons(s)
Time limit
1) 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.
Approved Documents
2) 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.
Method of Demolition Statement
3) Prior to demolition of any existing buildings on-site, full details of the proposed demolition methodology, in the form of a ‘Method of Demolition Statement’ shall be submitted to and approved in writing by the local planning authority. The Method of Demolition Statement shall include details regarding:
a) The scope and nature of notifying neighbours with regard to specific works; b) Advance notification of road closures; c) Details regarding parking, deliveries, and storage; d) Details regarding dust mitigation; e) Details of measures to prevent the deposit of mud and debris on the public highway; and f) Any other measures to mitigate the impact of construction upon the amenity of the area and the function and safety of the highway network. g) Construction Logistics Plan (CLP), defining the timings and various activities to take place during the different phases of the demolition and construction periods.
No demolition 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 period in accordance with the approved details. The demolition shall thereafter be carried out in accordance with the details and measures approved in the Demolition Method Statement.
Reason: Development must not commence before this condition is discharged to avoid hazard and obstruction being caused to users of the public highway, to safeguard residential amenity from the start of the construction process, to ensure the neighbouring heritage asset is sufficiently protected. (Policies T8, Q21, EN1 and Q2 of the Lambeth Local Plan and Policy 7.19 of The London Plan (2011).
Method of Construction Statement
4) Prior to implementation of the development full details of the proposed construction methodology in the form of a ‘Method of Construction Statement’ shall be submitted to and approved in writing by the local planning authority. The Method of Construction Statement shall include details regarding:
a) The scope and nature of notifying neighbours with regard to specific works; b) Advance notification of road closures; c) Details regarding parking, deliveries, and storage; d) Details regarding dust mitigation; e) Details of measures to prevent the deposit of mud and debris on the public highway; and f) Any other measures to mitigate the impact of construction upon the amenity of the area and the function and safety of the highway network. g) Construction Logistics Plan (CLP), defining the timings and various activities to take place during the different phases of the construction periods.
No 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 construction period in accordance with the approved details. The development shall thereafter be carried out in accordance with the details and measures approved in the Method of Construction Statement.
Reason: Development 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 construction process. (Policies T8, Q21, EN1 and Q2 of the Lambeth Local Plan and Policy 7.19 of The London Plan (2011).
Update to Basement Impact Assessment
5) No development shall commence until an updated Basement Impact Assessment has been submitted to and approved in writing by the Local Planning Authority. This statement shall include details regarding:
a) A detailed site specific borehole analysis of the application site.
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).
Details
6) Prior to the commencement of development and notwithstanding the details shown on the drawings hereby approved, detailed construction drawings of all external elevations (at scale 1:10) including the following items shall be submitted to and approved in writing by the local planning authority. The development shall not be carried out other than in accordance with the approved unless otherwise agreed in writing by the local planning authority:
1. Detailed elevations 2. Details of windows (including technical details, elevations, reveal depths, plans and cross sections) 3. Details of lightwell enclosures (to include cross section) 4. Details of terraces and balconies (including soffits), balustrades and privacy screens 5. Details of entrances, canopies and doors (including technical details, elevations, surrounds, reveal depths, plans and sections) 6. Details of roof treatments, cills and parapets 7. Details of rainwater goods (including locations and fixings) 8. Details of boundary treatments including external walls, fences and gates 9. Details of external furniture and ramps 10. Vents, extracts, flues and ducts 11. Details of all photo voltaic cells (including siting and cross sections)
Reason: To ensure an adequate quality of detailed design so as to safeguard and enhance the visual amenities of the locality (Policies Q7 and Q8, of the Lambeth Local Plan).
Samples
7) Prior to the commencement of development a schedule of all materials to be used in the external elevations, including samples and the invitation to view a brick sample panel with pointing on site, shall be submitted and approved in writing by the local planning authority. The development shall not be carried out other than in accordance with the approved materials unless otherwise agreed in writing by the local planning authority.
Reason: To ensure that the external appearance of the building is satisfactory so as to safeguard and enhance the visual amenities of the locality (Policies Q7 and Q8 of the Lambeth Local Plan).
Cycle Parking
8) Prior to the occupation of the development hereby permitted, details of the provision to be made for cycle parking, including plans and elevations at a scale of 1:20, 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 and shall thereafter be retained solely for its designated use. The cycle parking must be secure and covered and all spaces should be horizontal.
Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport and maintain the character and appearance of the surrounding area. (Policies T1, T3, Q13 and Q13 of the London Borough of Lambeth Local Plan (2015)).
Refuse storage
9) Prior to the occupation of the development details of waste and recycling storage for the development including materials, plans and elevations at a scale of 1:20, 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 and shall thereafter be retained solely for its designated use. The waste and recycling storage areas/facilities should comply with Lambeth’s Refuse & Recycling Storage Design Guide (2013) or subsequent superseding equivalent, unless it is demonstrated in the submissions that such provision is inappropriate for this specific development.
Refuse management plan
10) Prior to the occupation of the development hereby permitted, a Waste Management Strategy shall be submitted to and approved in writing by the local planning authority. The development hereby permitted shall be built in accordance with the approved details and shall thereafter be retained solely for its designated use. The use hereby permitted shall thereafter be operated in accordance with the approved Waste Management Strategy. The Waste Management Strategy will align with the guide for architects and developers on waste and recycling storage and collection requirements submitted details and will include the following:
1.) A strategy for removing waste from the residential bin stores two and three to the temporary store for Council collection.
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)).
Ground levels
11) The proposed new building shall be built to the ground levels and heights as shown on the approved drawings or lower and, if the indicated existing heights and levels of the neighbouring properties should prove to be erroneous, then the heights of the proposed building shall be no higher than the relative height difference(s) between the heights of the neighbouring properties and proposed buildings unless otherwise agreed in writing by the Local Planning Authority.
Reason: In order to ensure that the proposed development is built to the heights relative to adjoining properties as shown on the approved drawings to safeguard the amenities of the neighbouring residents (Policies Q2, Q5, Q7) of the Lambeth Local Plan (2015) refers)
Plumbing/pipes
12) No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of buildings.
Reason: To ensure an appropriate standard of design (Policies Q7 and Q8 of the Lambeth Local Plan (2015) refers).
Hard and Soft Landscaping
13) 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 trees and shrubs to be planted. b) An indication of how they integrate with the proposal in the long term with regard to their mature size and anticipated routine maintenance and protection. c) Specification of which shrubs and hedges to be planted that are intended to achieve a significant size and presence in the landscape. d) Specification of hard landscaping including ground coverage and internal fences, walls and gates. e) Details of the children’s play space including confirmation that play equipment is provided and seating/benches. f) Details of the maintenance of the landscaping scheme, taking into account the large number of leaves expected to fall onto the site from the trees in the rear garden of the site and irrigation system proposed. g) Details of water irrigation systems serving the soft landscaping.
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, to ensure the children’s play space meet the requirements of children on the site. (Policies T7, H5, Q2, Q9 and Q10 of the London Borough of Lambeth Local Plan (2015)).
Boundary treatment
14) Prior to the commencement of demolition to the boundary walls, a scheme for the siting and design of all boundary treatments shall be submitted to and approved in writing by the local planning authority. The approved scheme shall be fully implemented before the use hereby permitted commences and retained for the duration of the development.
Reason: To ensure a high quality landscaping for the boundaries of the site in the interests of visual amenity (Policy Q15 of the London Borough of Lambeth Local Plan (2015)).
Ecology
15) Prior to the commencement of any works on site including demolition, a watching brief and wildlife surveys together with the Potential Mitigation Measures shall be submitted to and approved in writing by the Local Planning Authority. The survey should detail those habitats and features worthy of retention and enhancement on site as well as giving an indication of what could be lost as a consequence of the development. Particular attention should be paid to habitats identified in national, regional or local Biodiversity Action Plans. The survey should also identify all protected species of fauna and flora on site, together with priority species listed in national, regional or local Biodiversity Action Plans. Where necessary full details of measures necessary for the protection of habitats or species should be included. The development shall not proceed other than in accordance with the terms of the approved brief.
Reason: To safeguard the nature conservation and biodiversity of the site (Policy Q14 and EN14 of the Lambeth Local Plan (2015) refer).
Crime Prevention
16) The development shall be constructed and operated thereafter to ‘Secured by Design Standards’. A certificate of accreditation to Secured by Design Standards shall be submitted to the local planning authority for approval in writing prior to the residential occupation of the development.
Reason: To ensure that the development maintains and enhances community safety (policy Q3 of the London Borough of Lambeth Local Plan (2015)).
Transport
17) Prior to the first occupation of the development hereby permitted, the existing access point shall be stopped up by raising the existing dropped kerb and reinstating the footway verge and highway boundary to the same line, level and detail as the adjoining footway verge and highway boundary.
Reason: To limit the number of access points along the site boundary for the safety and convenience of the highway users (Policy T2, T6 and T7 and 31 of the Lambeth Local Plan 2015) refer.)
Sustainability
18) Prior to the installation of the green roof, a detailed specification of the green roof should be submitted to and approved in writing by the local planning authority. The specification shall include details of the quantity, size, species, position and the proposed time of planting of all elements of the green roof, together with details of their anticipated routine maintenance and protection for the lifetime of the development. The green roof shall only be installed and thereafter maintained in accordance with the approved details.
To enhance biodiversity and ensure a high quality in the interests of sustainability (Policy EN1, EN6 and en5 of the London Borough of Lambeth Local Plan (2015)).
19) No development shall take place until a finalised Energy Strategy, demonstrating how a 33.9% 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.
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.
20) The development shall be implemented in accordance with the approved Energy Strategy and shall not commence until full Design Stage calculations under the Standard Assessment Procedure 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 33.9% 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.
21) Prior to first occupation of the building(s) evidence (e.g. photographs, installation contracts and as- built certificates under the Standard Assessment Procedure, schedule of fittings and manufacturer’s literature) 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 33.9% reduction in carbon dioxide emissions and the approved internal water use calculations.
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.
Noise
22) Prior to occupation of any residential dwelling a validation noise assessment shall be carried out to confirm that the noise standards given in BS8233:2014 for the habitable rooms have been met. Any additional steps required to mitigate noise shall be detailed and implemented, as necessary. The post installation noise assessment shall be submitted to and approved in writing by the local planning authority. The approved noise and vibration attenuation measures shall thereafter be retained and maintained in working order for the duration of the use in accordance with the approved details.
Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future occupiers (Policy Q2, Amenity - Lambeth Local Plan 2015).
23) Prior to the commencement of development, a scheme of noise and vibration attenuation, including arrangements for effective ventilation, shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall achieve the habitable room standards as detailed in BS8233:2014 with no relaxation for exceptional circumstances. The scheme must include details of post construction validation testing.
Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future occupiers (Policy Q2, Amenity - Lambeth Local Plan 2015).
24) Noise from any mechanical equipment or building services plant 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)).
Air Quality
25) Prior to the commencement of works an Air Quality and Dust Management Plan (AQDMP) shall be submitted and approved in writing by the local planning authorit. All mitigation measures listed, which are based on the best practices listed in the Control of Dust and Emissions during Construction and Demolition SPG 2014, should be included in the AQDMP as a minimum. The AQMDP can be integrated into a final Construction Environmental Management Plan (CEMP).
Reason: To ensure that air quality is not adversely affected by the development in accordance with Policy 7.14 of the London Plan (2015).
26) No demolition or development shall commence until all non-road mobile machinery (NRMM) to be used on site has been registered at ‘https://nrmm.london/user-nrmm/register’ and that all registered NRMM is compliant with the NRMM Low Emission Zone requirements.
Reason: To ensure that air quality is not adversely affected by the development in accordance with Policy 7.14 of the London Plan (2015).
Flooding
27) No development shall take place until further geological investigations have taken place to determine if the site is risk-free of groundwater flooding, Thames Water have confirmed agreement of the surface discharge rate (drainage connection consent), and details of the implementation, the maintenance and the management of the sustainable drainage scheme have been submitted to and approved by the local planning authority. The scheme shall be implemented and thereafter managed and maintained in accordance with the approved details. Those details shall include:
a) geological investigations confirming the site is risk-free of groundwater flooding b) written confirmation of the agreed discharge rate and connection consent from Thames Water. c) a management and maintenance plan for the lifetime of the development which shall include the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the operation of the sustainable drainage scheme throughout its lifetime.
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)).
Contamination
28) 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 site investigation scheme, based on the submitted preliminary risk assessment (PRA) by RSK Environment Ltd (07 August 2017 with reference 29422 R01(00)), to provide information for a detailed assessment of the risk to all receptors which may be affected, including those off site;
2) the results of the site investigation and detailed risk assessment referred to in (1) 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;
3) 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 (2) 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 safeguard any land contamination impacts and for the protection of controlled waters. (policies EN5 and EN4 of the Lambeth Local Plan (2015) and London Plan policy 5.21 (2015)).
29) 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 safeguard any land contamination impacts and for the protection of controlled waters. (policies EN5 and EN4 of the Lambeth Local Plan (2015) and London Plan policy 5.21 (2015)).
30) 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 safeguard any land contamination impacts and for the protection of controlled waters. (policies EN5 and EN4 of the Lambeth Local Plan (2015) and London Plan policy 5.21 (2015)).
31) 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 safeguard any land contamination impacts and for the protection of controlled waters. (policies EN5 and EN4 of the Lambeth Local Plan (2015) and London Plan policy 5.21 (2015)).
32) 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 safeguard any land contamination impacts and for the protection of controlled waters. (policies EN5 and EN4 of the Lambeth Local Plan (2015) and London Plan policy 5.21 (2015)).
Access for all
33) Adaptable housing (Part M4(2) compliant) All residential units, communal areas and accesses hereby permitted shall be constructed to comply with Part M4(2) of the Building Regulations.
Reason: To secure appropriate access for disabled people, older people and others with mobility constraints (policies 3.8 of the London Plan (2015) and Q1 of the London Borough of Lambeth Local Plan (2015) and the guidance in the London Plan Housing SPG (2012)).
34) Adaptable and Wheelchair Accessible Housing (Parts M4(2) and M4(3) compliant) At least ten per cent of the residential units hereby permitted shall be constructed to comply with Part M4(3) of the Building Regulations. Any communal areas and accesses serving the M4(3) compliant Wheelchair User Dwellings should also comply with Part M4(3). All other residential units, communal areas and accesses hereby permitted shall be constructed to comply with Part M4(2) of the Building Regulations.
Reason: To secure appropriate access for disabled people, older people and others with mobility constraints (Policy 3.8 of the London Plan (2015) and Policy Q1 of the London Borough of Lambeth Local Plan (2015) and the guidance in the London Plan Housing SPG (March 2016)).
Obscure glazing
35) Prior to the occupation of the development hereby permitted, the following window(s):
Block A northern elevation, first floor (living room window facing north) Block A northern elevation, second floor (living room window facing north) Block A northern elevation, third floor (living room window facing north) Block A northern elevation, fourth floor (living room window facing north) Block B western elevation, first floor (bedroom window serving R8) Block B western elevation, first floor (bathroom window serving R8) Block B western elevation, first floor (stairwell window)
shall be fitted with obscure glass or obscure glazing film over the entirety of the glass, to a minimum level of obscurity equivalent to Pilkington Texture Glass Level 3, and shall be retained as such for the duration of the development.
Reason: To protect the amenities of adjoining occupiers (policy Q2 of the London Borough of Lambeth Local Plan (2015)).
Privacy measures
36) Prior to the commencement of development and notwithstanding the details shown on the drawings hereby approved, detailed construction drawings of privacy and screening measures (at scale 1:10) to the following elevations shall be submitted to and approved in writing by the local planning authority. The development shall not be carried out other than in accordance with the approved unless otherwise agreed in writing by the local planning authority.
Block A northern elevation, first floor (x2 balconies) Block A northern elevation, second floor (x2 balconies) Block A northern elevation, third floor (x2 balconies) Block A northern elevation, fourth floor (x2 balconies) Block A southern elevation, first floor (x2 balconies) Block A southern elevation, second floor (x1 balcony) Block A southern elevation, third floor floor (x1 balcony) Block A southern elevation, fourth floor (x1 balcony) Block B western elevation, first floor (x1 balcony)
Reason: To protect the amenities of adjoining occupiers (policy Q2 of the London Borough of Lambeth Local Plan (2015)).
Restriction of flat roofs
37) No roof on the development shall be used as a roof terrace, sitting out area or other amenity space.
Reason: To protect the amenities of adjoining occupiers (policy Q2 of the London Borough of Lambeth Local Plan (2015)).
Fire regulations
38) No part of the development hereby permitted shall be occupied until details of a fire appliance access and water supply plan to achieve fire brigade compliance for the development has been submitted to and approved in writing by the Local Planning Authority and the London Fire Brigade. Thereafter the fire appliance access and water supply plan shall be implemented and operated for the duration of the permitted use.
Reason: To ensure access for fire appliances and water supply (policy Q14 of the London Borough of Lambeth Local Plan (2015)).
Informatives(s)
1. This decision letter does not convey an approval or consent which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.
2. You are advised that this consent is without prejudice to any rights which may be enjoyed by any tenants/occupiers of the premises.
3. Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer.
4. Your attention is drawn to Sections 4 and 7 of the Chronically Sick and Disabled Persons Act 1970 and the Code of Practice for Access for the Disabled to Buildings (B.S. 5810:1979) regarding the provision of means of access, parking facilities and sanitary conveniences for the needs of persons visiting, using or employed at the building or premises who are disabled.
5. You are advised of the necessity to consult the Council's Streetcare team within the Public Protection Division with regard to the provision of refuse storage and collection facilities.
6. You are advised that this permission does not authorise the display of advertisements at the premises and separate consent may be required from the Local Planning Authority under the Town and Country Planning (Control of Advertisements) Regulations 1992.
7. As soon as building work starts on the development, you must contact the Street Naming and Numbering Officer if you need to do the following:
1. name a new street 2. name a new or existing building 3. apply new street numbers to a new or existing building
This will ensure that any changes are agreed with Lambeth Council before use, in accordance with the London Buildings Acts (Amendment) Act 1939 and the Local Government Act 1985. Although it is not essential, we also advise you to contact the Street Naming and Numbering Officer before applying new names or numbers to internal flats or units. Contact details are listed below.
Street Naming and Numbering Officer e-mail: [email protected] tel: 020 7926 2283 fax: 020 7926 9104
8. You are advised of the necessity to consult the Transport and Highways team within the Transport Division of the Directorate of Environmental Services, with regard to any alterations affecting the public footway.
9. Surface Water Drainage - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.
10. Legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership. Should your proposed building work fall within 3 metres of these pipes we recommend you contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0800 009 3921 or for more information please visit our website at
11. 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.
Discharge consent will need to be sought from Thames Water for the development
12. With regard to the requirements of condition 36 you are advised that all privacy screens are to be back painted or obscurely glazed.
13. For information on the NRMM Low Emission Zone requirements please visit ‘http://nrmm.london/nrmm’
14. The Environment Agency recommends that where soil contamination is present, a risk assessment is carried out in accordance with our guidance 'Piling into contaminated sites'. We will not permit piling activities on parts of a site where an unacceptable risk is posed to controlled waters.
15. The Refuse & Recycling Storage Design Guide (2013) can be viewed on the planning policy pages of the council’s website.