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186 Kennington Park Road and 18A-20 Stannary Street, London

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186 Kennington Park Road and 18A-20 Stannary Street, London 1 Site address 186 Kennington Park Road and 18A-20 Stannary Street London Ward Princes Proposal Demolition of the existing buildings at 186 Kennington Park Road and part demolition of 18A Stannary Street, and erection of a new part single, three and four storey building to provide new offices together with alterations to 184 Kennington Park Road and 18A - 20 Stannary Street. Application type Major Offices Application ref(s) 14/03889/FUL Validation date 15 August 2014 Case officer details Name: Rozina Vrlic Tel: 020 7926 1195 Email: [email protected] Applicant Health and Care Professions Council Agent Susanna Dobson 141 Kennington Park Road London SE11 4JJ Considerations/constraints Kennington Conservation Area Flood Zone 2/3 Approved plans 111PD031 Rev B received 28/07/14, 111PD032 Rec C received 08/12/14, 111PD033 Rev C, received 08/12/14, 111PD034 Rev C, received 08/12/14,111PD035 Rev B, received 28/07/14, 111PD036 Rev B, received 28/07/14, Design, Access and Heritage Statement, prepared by Studio Callaghan, dated July 2014, received 25/07/14, Daylight and Sunlight Study, prepared by Right of Light Consulting, dated 25 July 2014, received 25/07/14, Flood Risk Assessment & Sustainable Drainage 120759/T Noble Rev 1.1, prepared by Conisbee, dated 23 July 2014, received 25/07/14, Office Development Acoustic Report, A9786-R01A-CFC, prepared by Bickerdike Allen Partners, dated 25 July 2014, received 25/07/14, Waste and Servicing Management Plan, received 25/07/14, Outline Energy Assessment for Planning 14371Rev B, prepared by Couchperrywilkes, dated 25/07/14 received 25/07/14, 2 BREEAM 2011 Pre-assessment Report Rev A, prepared by HOARE LEA BREEAM, dated 18 July 2014, received 25/07/14, Travel Plan, U1411223L (Version 2 –TP), Dated January 2015, prepared by ML Traffic Engineers, Transport Statement, U141123L (Version 2 – TS), dated January 2015, prepared by ML Traffic Engineers, Site Investigation Report ref. C13117, dated July 2014, prepared by Ground Engineering. Recommendation (s) Grant planning permission subject to conditions Consultation Department(s) or Organisation(s) Consulted? Date response Comments (y/n) received summarised in report? (y/n) Internal Conservation and Design Y 17/12/14 Y Transport/Highways Officer Y 29/09/14 Y Climate Consulting Y 05/01/15 Y Regulatory Services – Noise Pollution Y 02/10/14 Y Regulatory Services – Land Y 20/10/14 Y Contamination Neighbourhoods and Investment Y 11/11/14 Y Planning Policy Y No Response N Parks Project Officer Y 06/10/14 Y Streetcare Y No response N External Environment Agency Y 28/10/14 Y Transport for London Y 15/10/14 Heart of Kennington Residents Y No Response N Association Kennington Cross Neighbourhood Y No Response N Association Waterloo Quarter Bid Y No Response N 9 Albert Embankment Residents Y No Response N Association. The Vauxhall Society Y No Response N Vauxhall One Business Improvement Y No Response N District Association of waterloo Groups Y No Response N 3 1 Summary of Main Issues 1.1 The main planning consideration in the determination of this application are: The principle of intensification of the use of the land for office purposes (Use Class B1) The design of the new building and impact upon the character and appearance of the Kennington Conservation Area; Impact on the amenity of neighbouring residents; Transport implications of the proposal; Sustainability of the proposed development; Flood Risk; Land Contamination; Crime prevention and community safety considerations and; Community Infrastructure Levy/Planning Obligations. 2 Description of Site and Surrounding Area 2.1 The A3 Kennington Park Road is an arterial route; a wide straight road, which has a ‘boulevard’ quality. The buildings in the area are mainly late 18th and early 19th Century three/four storey buildings with residential properties towards the north and commercial premises towards the south; this is representative of the historical development of the area. This part of Kennington Park Road backs onto Stannary Street, which is characterised by a mix of commercial and light industrial style buildings (mostly two storeys in height). 2.2 The application site, 184-186 Kennington Park Road, lies on the western side of Kennington Park Road and faces directly onto Kennington Park. 186 Kennington Park Road is a1960s red brick three storey building with a contemporary mansard roof extension forming the fourth storey. It is loosely Italianate in design style with narrow red brick and stucco pilasters and cornicing. The building is set back from the road with a forecourt to the front and, is situated within a terrace of properties in use for commercial and residential purposes. 2.3 18A-20 Stannary Street is located on the eastern side of the street, and is set within a terrace of commercial buildings. 18A Stannary Street is a former mid/late C19th two storey residential building, which has been converted to commercial use; however it retains much of its residential character. No. 18 Stannary Street is adjacent to No.18A which is a purpose-built commercial building (B Use Class). 2.4 The two buildings are linked by a single storey rear extension to the Stannary Street building and by a three storey pitched roof building to the Kennington Park Road building. This is one of several other developments in this area, which fully connect Kennington Park Road and Stannary Street; the gaps between the rear building lines of the properties in Stannary Street and Kennington Park Road in this area have been largely closed by contemporary extensions and new developments. 4 2.5 Beyond, to the north of the site, terraced residential properties there retain their original rear gardens, which afford a clear demarcation between the properties in Stannary Street and those in Kennington Park Road. Although the urban grain is ad-hoc, the separation between the buildings in the two roads is clearly discernible in the predominantly residential parts of the surrounding area. 2.6 The buildings adjoining the application site on Kennington Park Road consist of bank premises at 188 Kennington Park Road with residential accommodation at the rear ground, first, second and third floors of the building and to the north- east of 184 Kennington Park Road, are residential properties, No’s 180 and 182 Kennington Park Road. 2.7 The buildings adjoining the site in Stannary Street are in B1 (Business) and B2 (General Industrial) commercial use. To the south of the site is No 18 Stannary Street, the purpose-built commercial building and next to it is No.16 Stannary Street, a four storey building with ground and first floor units in commercial use with residential upper floors. To north of No’s.18A-20 Stannary Street are properties in the ownership of the applicant (Nos.22 to 26 Stannary Street) and, immediately adjoining them is a converted industrial building comprising live- work units and office units known as Whitacre Mews. 2.8 No’s 184 and 186 Kennington Park Road and 18A Stannary Street are identified as positive contributors to the character and appearance of the Kennington Conservation Area in which the site is located. The site is also located in proximity of two listed dwellings; No’s.180 and 182 Kennington Park Road. 2.9 No 186 Kennington Park Road and No 18A-20 Stannary Street are located within a designated Key Industrial Business Area (KIBA), however No 184 Kennington Park Road is outside this designated boundary. The site adjoins the boundary of the Kennington Park Road/Kennington Road Local Centre to the north-east. 2.10 The application site has a Public Transport Accessibility Level (PTAL) rating of 6a, which is categorised as ‘excellent’. The site lies within the Controlled Parking Zone (CPZ) Kennington ‘K’ which is in operation from Monday to Friday between 8.30am to 6.30pm. Kennington Park Road is a Red Route, which is part of the Transport for London Road Network (TLRN). 2.11 The application site does not form part of any protected or designated area of nature conservation, although it is opposite a Local Site of Importance for Nature Conservation (Local SINC) comprising Kennington Park, which is on the other side of Kennington Park Road. 2.12 The site lies within the Protected Vista from Primrose Hill Summit to the Palace of Westminster (LVMF 2010). 2.13 The site is located within Flood Zone 2/3 and is therefore considered by the Environment Agency to be vulnerable to flood risk. 5 3 Planning History 3.1 There is extensive planning history on both constituent parts of the site, dating back to the 1960’s. Those planning applications considered material to the current application are listed below: 3.2 Applications for change of use of land Planning permission ref. 94/01013/PLANAP was granted on the 07/04/1994 for change of use from storage and distribution (Use Class B8) with ancillary office to business use (Use Class B1) at No.20 Stannary Street. Planning permission ref. 10/03963/LDCE was granted on 02/03/2011 for a Certificate of Lawful Development (Existing) with respect to the use of the premises at No.186 Kennington Park Road and No.18A Stannary Street as office accommodation (Use Class B1). 3.3 Applications for alterations and extensions Planning permission ref. LA/375/186/TP was granted on 21st March 1962 for demolition and rebuilding of offices at 186 Kennington Park Road. Planning permission ref. DC/AC/JWP/MGC/5747 was granted on 8th March 1972 for the erection of a second floor extension and use of the second floor for offices and the ground floor as a warehouse/showroom at No.186 Kennington Park Road.
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