Aerial view of the site and surrounding area
Images of the existing site
Welcome
Welcome to this public exhibition on the future Newsletter Mini-Series
of St Anne’s Catholic Settlement, Harleyford Road. Newsletter #1 | October 2019 | Education We have also been engaging with St Anne’s Catholic Settlement is working with the community via a mini-series Notting Hill Genesis to provide a new facility for of newsletters, each focusing on important existing community uses, as well as a particular theme relating to the deliver much-needed new homes. Settlement, including education, religion, community, and housing We know there is a well-established community ST ANNE’S CATHOLIC SETTLEMENT, VAUXHALL within the local area. As our plans for the Dear Neighbour, St. Anne’s Catholic Settlement is working in collaboration with Notting Hill Genesis on plans to improve the service we can offer our users by building a brand new facility on the site of 40-46 Harleyford Road in Vauxhall. We are a charitable organisation that achieves its objectives through a number of activities including Settlement evolve, we have been engaging with the provision of affordable accommodation to a range of charities. The Settlement has been in the same building for over 100 years, but unfortunately for a long time it has not been fit for purpose. the community, to hear their thoughts on the The planned redevelopment aims to secure our long-term future. With new facilities, we can continue to offer important services, functions and activities that matter so much to our community. This is the first in a series of newsletters where we talk about who we are, what scheme. We held a public consultation event at we do, and hear from the groups and organisations that use the Settlement. Yours faithfully, the Settlement on the 17th & 18th July 2019. St Anne’s Catholic Settlement & Notting Hill Genesis
1914 - Free school dinners The team has since undertaken further design OUR VISION At present, the buildings on site are unable » A double height hall to the east of the to cater effectively for the needs of our site ideal for meetings, sports activities development in response to feedback from users. Our plans will deliver new, improved and events. spaces that will be fit for purpose and » Sunken garden accessed from the hall, sustainable for the long term. designed to enable hall users to enjoy These spaces include the following: relaxing and socialising outside. » Entrance lobby including reception area this event, and further discussions with the GET IN TOUCH St Anne’s Church, Vauxhall 1912 - The Minor Ailment Clinic and managers’ office for the Charity. Harleyford Road Consultation » Increased area of high quality office c/o Four Communications space on the ground and first floor. 20 St Thomas Street SERVING THE PARISH OF SAINT ANNE London SE1 9BF St. Anne’s Community Centre The space that we have has been » Children’s space on the ground floor The ethos of the Catholic faith has Religious organisations have utilised the Childcare Limited has been working invaluable, but there are improvements local authority. E [email protected] opening up to a bespoke garden, underpinned the Settlement since its Settlement throughout its history, and on the site for 25 years. They have that could be made to the facilities. Many designed to incorporate various T 020 3907 8990 inception. As the scope of the organisation continue to do so today. provided childcare facilities for of the children that we host live in high- interactive play features, new W harleyfordroad.co.uk has grown over time, so have the religious families in Vauxhall through this rise flats, so to give them a chance to play A number of South American religious landscaping and trees. This will be organisations associated with it. period. outside would make a huge difference. accessed from Vauxhall Grove. groups also operate from the site including In the late 1920s, the Sisters of St Anne’s Cumunidad de la Divina Misericordia, who Monica and Michelle, Project Manager and We have nothing but admiration for the was founded as a new religious order raise funds to support the needy from any Admin and Registration Officer team at St. Anne’s Settlement; they are through the work of the Settlement, as well background in London. very considerate. The development will “St Anne’s Community Centre Childcare as a Catholic nursing home in Wimbledon. benefit a huge number of the people in the This exhibition will show you our updated Limited has been here in its current set-up local community, and will allow the vital for five years. We run a safe and loving work the team does to continue.” space for all the children we cater for. We offer them a club from 7.30am-9.00am and from 3.30pm-6.00pm, where they can proposals. We are keen to hear your views and do their homework, have healthy food and play with other children. The Settlement means a great deal to us; it allows us to bring stability to struggling parents and members of the development team are on hand children. to answer any questions you may have. The Settlement today
The site Notting Hill Genesis (NHG)
The site is located on the southern side The site today needs substantial investment of Harleyford Road and the corner of to allow it to continue delivering community Vauxhall Grove and is 0.14ha in size. It is benefits. in close proximity to St Anne’s Church, St Anne’s Roman Catholic Primary School and NHG have been chosen to partner on Vauxhall Station. On site, there is a three this project due to their ethos of socially storey post-war building plus a lower ground responsible development. A key part of floor level. The main building is connected NHG’s strategy is to promote the 'profit via a single storey extension to a single for purpose' objective. This means that storey red brick building with a pitched roof. all profits go back into Notting Hill Genesis, The 1950's building, which fronts Harleyford so that they can continue to provide good Road, is locally listed, and the two older quality affordable homes and services for community halls sit at the rear adjacent people who need it. Vauxhall Grove. NHG are committed to ensuring that In its current state, the buildings on site are the future of the Settlement is secure, unable to cater effectively for the needs of and that it is able to serve its users for our users. the next 100 years. The Settlement - How the space is used
Serving the Parish of St Anne’s site concerning a lack of meeting “Real Voices is a community Vauxhall space, and overcrowding at times.” consisting of five choirs, established in 2016, and has been based at The ethos of the Catholic faith Pierpaolo Finaldi, CEO Catholic St Anne’s Catholic Settlement has underpinned the Settlement Truth Society for the past three years. Whilst since its inception. Several religious Education at the Settlement the Settlement has provided an organisations currently operate in amazing opportunity for Real collaboration with the Settlement, A key part of St. Anne’s Catholic Voices to grow into the flourishing providing social, economic, and Settlement has been the provision organisation that it is today, the site spiritual support for the wider of education. The ethos of providing has its limitations”. Vauxhall community. a before and after school club was Becky Chalmers, Real Voices Choir The Catholic Truth Society established in the 1960s, and has become a tradition at the Settlement leader The publishing organisation which continues to this day. ‘Catholic Truth Society’ also base their operations from office space The Settlement and the Community provided by the Settlement. In tandem with promoting the “We greatly appreciate the space Catholic message and ethos, the that the Settlement has provided us, Settlement has often provided a and have strived to remain faithful space for a variety of recreational to the ethos and values that St community groups to come Anne’s represent... but it is clear that together. there are limitations to the current New charity space
CHARITY UP ENTRANCE
CHARITY GARDEN
CHARITY SPACE HALL GARDEN
SUBSTATION VAUXHALL GROVE
Gas Elec GAS METER ROOM Wate r CLUB HALL Flues
RESIDENTIAL
REFUSE Kitchen ROOM
UP UP OFFICE
RESIDENTIAL ENTRANCE FOYER ENTRANCE KITCHEN
WC
COMMUNAL ENTRANCE REFUSE LOBBY ROOM ACC WC WC WC
OFFICE MANAGERS OFFICE OFFICE UP Club CHARITY ENTRANCE Communal Charity space
HARLEYFORD ROAD Office Residential New charity space
COMMUNAL
HALL CHARITY GARDEN RESIDENTIAL
SWITCH COMMS ROOM ROOM
COMMUNAL PLANT KITCHEN
RESIDENTIAL PLANT
HALL
Basement floorplan HALL LOBBY The new double-height hall which will occupy some of SHOWER ACCESSIBLE VAUXHALL GROVE WC the basement will provide a RESIDENTIAL TOILETS CYCLE STORE bright space for a number COMMUNAL of community uses. The CYCLE STORE SHOWER TOILETS basement will also host the STORE AHU ROOM residential and communal ACCESSIBLE SHOWER cycle store, as well as a kitchen for hall users.
HARLEYFORD ROAD
BALCONY
LIVING AREA AND KITCHEN
BALCONY
BEDROOM OFFICE
LIVING AREA AND KITCHEN BATH ROOM RESIDENTIAL
BEDROOM
BATH ROOM BEDROOM First floorplan BEDROOM Open plan office spaces OFFICE ROOF TERRACE will be provided at ground MEETING ROOM MEETING ROOM BATH BEDROOM ROOM and first floor levels.
MEETING ROOM
BALCON OFFICE
LIVING AREA AND KITCHEN Y
WC WC WC ACC WC
BALCON UP VAUXHALL GROVE LIVING AREA LIFT LIFT AND KITCHEN Y
BEDROOM BATH ROOM
OFFICE
UP
HARLEYFORD ROAD VAUXHALL GROVE
Typical residential floor plan floor Typical residential
Y BALCON Y BALCON BALCONY out by the Mayor of London. set as of £90,000, a maximum to those households earning be marketed will units ownership ofform shared ownership. Shared affordable homes onsite the in deliver 35% proposals will Our housing. in responsein to shortage acity-wide yearper each in London borough, of 1,559a minimum new homes out targets ambitious to provide MayorThe of London set has homes New BEDROOM BALCON BEDROOM BEDROOM BEDROOM AND KITCHE LIVING AREA Y N AND KITCHE LIVING AREA
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EN BEDROOM » » SUITE EN » » BEDROOM pollution on local roads. local on pollution any additional congestion or cycle storage space, to prevent Car-free ample design, including housing associations.housing London’s most experienced Genesis, oneofNotting Hill be managed by will units The BALCONY AND KITCHE LIVING AREA ROOM BATH N
S TORE UTILIT Y AND KITCHE LIVING AREA BALCONY N
BEDROOM ROOM BATH BEDROOM SUITE EN Key views
Proposed view from the junction of Bonnington Square and Vauxhall Grove, looking north towards the site Proposed view from the junction of Durham Street and Harleyford Road looking north west towards the site
Proposed view from the junction of Kennington Lane and Harleyford Road looking south east towards the site Proposed view from Vauxhall Grove looking east towards the site Harleyford Road - concept elevation Precedent image
Concept sketch
Concept sketch
Concept sketch
Massing and architecture
Our Proposals Design Development
Careful consideration has been The proposals will provide a definite »» The massing has been stepped at given to the height and massing of opportunity to provide a mixed-use levels five and six on Harleyford Road the scheme. space in the heart of London, as well next to Cobalt Square, reducing the as safeguarding the future of St Anne’s impact on neighbouring properties. Buildings in the surrounding area range Settlement’s charitable work. from one to five storeys, including the »» Projecting balconies on the Vauxhall large Metropolitan Police building »» A six-storey building will provide Grove elevation have been replaced (Cobalt Square) to the west of the space for both community elements with recessed balconies, maintaining site which is five storeys high. and residential areas. the form of the stepped back massing on levels five and six. Respecting the existing skyline is »» At its tallest point the building key to this project. The proposed reaches six storeys. This draws on »» The building layout seeks to development has been designed the height of the neighbouring complete the urban block by sensitively to compliment the adjacent Cobalt Square. wrapping around Vauxhall Grove. conservation area and not detract The stepping has been extended »» from buildings such as St Anne’s The building then drops down to address the changes in scale Church, maintaining the character to four storeys, maintaining the and accommodate residential of these important landmarks. existing frontage. amenity space. Precedent image Precedent image
William Brown plaque St. Anne’s arch
Concept sketch - Rear projecting balconies
Character and materials
Our proposals draw on »» Floors five and six will be set »» Several historically important influences from existing back from the main body of artefacts will be incorporated buildings in the area, and the building, on Harleyford into the new building provide a positive addition Road next to Cobalt Square, including St. Anne’s arch and to the local streetscape and to reduce the impact on the William Brown plaque. Vauxhall Conservation Area. neighbouring properties. »» The metal façade will contrast »» The new building will be »» Punched window openings the brick at upper levels. finished in brickwork that and inset balconies will be reflects and enhances the recessed from the massing character of the existing to provide variation to the site and surrounding area, façade. including the local listed buildings. Sketch of Charity and Hall gardens
Landscape
Landscape architects Churchman »» Planting of new trees that Thornhill Finch have helped to are well-suited to an urban shape our vision for the outside landscape spaces in the redevelopment of »» the Settlement. Private garden terraces on floor two, with privacy screening in Our proposals will create several place to minimise overlooking multi-functional outside spaces, »» both for residents and for users of Communal roof garden to the Settlement. The new outside create a community feel space will provide: for residents, complete with a dedicated play area for »» Garden space, including children and planting a sunken garden for »» Settlement users To accommodate the extended Sketch of the proposed roof level landscaping step on floor five, the communal »» Wall structure to separate the roof garden has been moved to gardens with vertical planting floor six and play features Lo
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Catholic »» Charity space will be accessed from Settlement Vauxhall Grove m a »» Dedicated residential access from LambethL Vauxhall Grove h t u Access by car d o S oa »» Vectos undertook a parking survey to R ve Vauxhalauxhall Grovero assess whether the development would rth result in an increase in vehicles during o sw drop-off and pick-up times
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Wand club have operated from St. Anne’s Catholic O n Parry St Settlement for a number of years, so the need o reet t for parking should not change with the g n Lane new facility i Langley nn »» The results showed that there would be e K little change in vehicle numbers during drop-off and pick-up times at the new facility. Therefore it is proposed that pick-up y and drop-off will be undertaken on the street, Lawn Lane as per the existing arrangement Servicing
Bondwa »» These proposals remove the two-way access on Vauxhall Grove to allow for vehicles to iarriveve onto the site from South Lambeth DRoadr and depart from Harleyford Road am Ebbish »» Proposed loading bay on Vauxhall Grove for servicing; accessible to existing residents M of Harleyford Road and Vauxhall Grove iles Street »» The bay will be located within five metres of charity and residential bin stores
»» Bin stores will be on the ground floor of the new development
Construction
»» Notting Hill Genesis will only employ contractors who are part of the Considerate Constructors Scheme. This scheme ensures the impact of the building works on local communities is minimised in terms of noise, traffic access and hours of operation.
Potential layout for Vauxhall Grove Lo
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Transport rive D am We have been advised by our transport Active travel Ebbish specialist, Vectos, who have helped to M »» iles Street develop the plans for accessing and servicing Cycle Superhighway 5 runs directly in front of the new Settlement building. site, and runs from Oval to Pimlico »» Public transport 102 cycles spaces provided on site; 78 for resident use and 24 for community use »» Site located 200m from Vauxhall Station which is served by Underground and Parking National Rail services »» Car-free development; new residents will not »» Several bus routes within easy walking be able to apply for permits distance »» Two new disabled bays, with a net loss of »» PTAL rating of 6b, the highest rating one parking space on Vauxhall Grove available Key benefits
Concept sketch
Renewing charity space Green landscaping
Safeguarding the future Affordable Housing
We are keen to hear your views on our Timeline current proposals ahead of submitting a planning application to London Borough of Lambeth in Winter 2019/early 2020. July 2019 Public consultation, 17th & 18th July
Contact us July to September 2019 Design development If you have any questions, please feel free to get in touch using the contact details below. October 2019 Newsletters sent to local community E [email protected] T 020 3907 8990 October 2019 Pre-app with LB Lambeth harleyfordroad.co.uk October 2019 Public consultation, 30th & 31st October Harleyford Road Consultation c/o Four Communications 20 St Thomas Street Winter 2019/Early 2020 Planning submission London SE1 9BF