1. home and garden
2. bed and bath
3. bedroom

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please contact Governance & Democracy by emailing [email protected] or
telephoning 020 7926 2170. Information is also available on the Lambeth website
www.lambeth.gov.uk/democracy
Site address
Limerick Close
Atkins Road, London, SW12 0BE
Ward
Thornton
Proposal
Redevelopment of existing housing estate to provide
additional residential accommodation (29 no. additional
units). Proposal to include refurbishment works comprising
of introduction of balconies, alterations to elevational
treatment, alterations to windows and doors and erection
of a one storey extension at roof level to existing
residential blocks (Block A, B, C, D); together with the
infilling of gap site between Block B & C with the erection
of a 5 storey residential building. In addition public realm
works to provide refuse and cycle stores, communal and
private amenity space, hard and soft landscaping and
reorganisation of car parking provision to provide a total of
65 spaces.
Application type
Full Planning Application
Application ref(s)
13/00418/FUL
Validation date
08.02.2013
Case officer details
Carl Griffiths
Tel: 020 7926 5020
Email: [email protected]
Applicant
Fairview New Homes
Agent
Hannah Willcock, 50 Lancaster Road, Enfield, EN2 0BY
Considerations/constraints
None
Approved plans
FNH403/P/101, FNH403/P/103, FNH403/P/105 Rev A,
(received 01/02/2013), FNH403/P/106a, FNH403/P/107a,
FNH403/P/108a, FNH403/P/109a, FNH403/P;110/A-Street
El, FNH403/P/Sections, (amended plans received
20/03/13), FNH403/P/160 Rev A, FNH403/P_/161,
FNH403 LS/01 (received 01/02/2013)
Transport Statement, Landscape Design Strategy,
Sustainability Statement, FNH403_P_100,
Energy Strategy Statement (received 01/02/13)
Recommendation 1:
Grant conditional planning permission subject to Section
106 Agreement
Recommendation 2:
In the event that the committee resolves to refuse planning
For advice on how to make further written submissions or to register to speak on this item,
please contact Governance & Democracy by emailing [email protected] or
telephoning 020 7926 2170. Information is also available on the Lambeth website
www.lambeth.gov.uk/democracy
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
Section 106 agreement with the appellants in order to
meet the requirements of the Planning Inspector.
Report Review:
Department(s) or Organisation(s)
Date consulted
Date response
received
Comments
summarised in
para
Y
Governance & Democracy (legal)
18.07.2013
19.07.2013
Department(s) or Organisation(s)
Consulted? (y/n)
Date response
received
Comments
summarised in
report? (y/n)
Internal
Crime Prevention
Regulatory Services (Noise)
Housing
Streetcare
Transport and Highways
Arboricultural Officer
Urban Design
Councillors
Y
Y
Y
Y
Y
Y
Y
Y
11.03.2013
24.04.2013
11.07.2013
25.02.2013
04.03.2013
19.03.2013
03.04.2013
NA
Y
Y
Y
Y
Y
Y
Y
N
Y
Y
Y
Y
19.04.2013
NA
NA
22.02.2013
Y
N
N
Y
Consultation:
External
Climate Consulting
Clapham Park Partners In Action
Telford Park Residents Tenants Association
Development Control Department Thames
Water
Background documents
Case File (this can be accessed via the Planning Advice Desk, Telephone 020
79261180)
For advice on how to make further written submissions or to register to speak on this item,
please contact Governance & Democracy by emailing [email protected] or
telephoning 020 7926 2170. Information is also available on the Lambeth website
www.lambeth.gov.uk/democracy
1
Summary of Main Issues
1.1
The main planning issues raised by this application are:
-
The principle of redevelopment of the site including the intensification of
the residential use;
-
Affordable housing and dwelling mix;
-
The standard of residential accommodation;
-
The transport and highways implications of the development;
-
Refuse and recycling storage and collection;
-
Sustainability considerations;
-
The impact of the development on the amenity of surrounding residential
occupiers;
-
The design quality of the development;
-
The impact of the development on the character of the existing
streetscene and the character of the surrounding area;
-
The planning obligations required to mitigate the impact of the
development.
2
Site Description
2.1
The 0.88 hectare application site comprises of an existing residential
development located on a cul-de-sac to the south of Atkins Road. The site runs
perpendicular to Atkins Road and takes the form of a series of buildings built
around a vehicular cul-de-sac. The buildings comprise of three pairs of 3 storey
blocks (Blocks B, C and D) along with a further 3 storey ‘Y’ shaped building
(Block A) all incorporating purpose built residential accommodation of 45 units in
total. The tenure of the residential accommodation on site is open market
housing, however the site is leased on short term lease arrangements by
Notting Hill Housing Trust to provide temporary accommodation for tenants of
the trust. The site has an existing vehicular access from Atkins Road and a
secondary access to Block A from the north of the site.
2.2
The 3 storey blocks are aligned parallel to the eastern and southern boundaries
of Limerick Close and are set back behind an area of hard and soft landscaping.
The two northernmost of the blocks within the application site are set back from
Atkins Road behind an area of open space which also incorporates several
mature trees. The 3 storey flat roofed blocks are of concrete frame construction
with panelled infill with the bricks being of a light grey colouring to match the
concrete frame and the panels with a contrasting black colouring. The buildings
date back to the 1960’s and have a dated appearance with much of the external
appearance of the blocks and the surrounding hard landscaping and ancillary
structures being in a state of disrepair.
2.3
The ‘Y’ shaped 3 storey building (Block A) is of a red brick construction with a
traditional pitched roof. The building is of an earlier period than the other 3
blocks and is visually distinct from the others being located to the north west of
the site, set back from Atkins Road behind an area of open space.
2.4
To the north of the site, Atkins Road is a wide, tree lined street with two storey
semi detached residential properties standing on the northern side of the road.
2.5
To the east of the site is Olding House a large 5 storey residential building which
forms part of the Weir Estate. The flats within this building have a dual aspect
with windows and balconies facing to a central area of open space to the east
which provides a shared amenity space for the buildings of the Weir Estate.
2.6
To the south of the site is Anfield Close which comprises of a number of 4
storey blocks which are a mix of residential flats and maisonettes. Also within
Anfield Close is a South London NHS facility which is located within the
Eammon Fottrell Centre. Further to the west of Anfield Close is a more modern
development of 3 storey residential dwellings.
2.7
To the west and south west of the site is Molly Huggins Close which is a cul-desac comprising of two storey residential dwellinghouses. The rear gardens of a
terrace of five properties back onto the boundary of the application site.
Immediately to the west of the site is Homewoods which serves as a sheltered
housing facility for elderly people. Further to the west is St Bernadette Catholic
Junior School and La Retraite Secondary School.
2.8
None of the buildings within the application site are listed and the site is not
located within a conservation area. The site has 33 car parking spaces which
are provided both on shared areas of hardstanding and within garages whilst
refuse is stored within purpose built concrete stores to the front of each block.
The application site contains a number of mature trees which are mostly located
adjacent to the boundaries of the application site.
3
Relevant Planning History
3.1
There is no planning history relating directly to the application site.
4
Proposed Development
4.1
Permission is sought for the redevelopment of the existing housing estate to
provide additional residential accommodation (29 no. additional units) along with
refurbishment works to the existing four housing blocks comprising of the
introduction of balconies, alterations to the elevational treatment, alterations to
windows and doors and the erection of a one storey extension at roof level to
existing residential blocks A, B, C and D together with the infilling of the space
between Block B & C, currently occupied by garages, with the erection of a 5
storey residential building. In addition permission is sought for public realm
works to provide refuse and cycle stores, communal and private amenity space,
hard and soft landscaping and reorganisation of car parking provision to provide
a total of 65 spaces. A site plan of the proposed development is included with
this report as appendix 1.
4.2
The new build element of the scheme would consist of the erection of a part 4,
part 5 storey building (Block E) in the space between existing Blocks B and C
which would be facilitated by the demolition of 6 garages which are located
within this area. The building would have a height of 14.4 metres and would
have a depth of 15.9 metres to align with the front and rear building lines of the
adjoining Blocks B and C. The building would have a width of 16.2 metres to
allow a separation distance of 5 metres between the flank elevations and the
facing elevations of Blocks B and C. The front elevation of the building would
feature metal balconies that would project from the façade at first, second, third
and fourth floor level.
4.3
The external elevations of Block E would consist of a mix of light and dark
brickwork along with cladded panel sections and white windows and doors. The
building would be accessed from a recessed entrance at ground floor level with
a central internal stair core and lift allowing access to 15 new residential units
comprising of 6 x 1 bedroom units, 5 x 2 bedroom units and 4 x 3 bedroom
units. Refuse storage for Block E would be located within a purpose built
storage area to the west of Block C adjacent to an area of shared play space.
The 4 ground floor units would each have access to a private amenity space.
4.4
The existing Blocks B and C would be retained within their current footprint with
the ground, first and second floors refurbished and an additional storey erected
at third floor level. The external elevations of both blocks would be altered to
comprise of a mix of the existing brickwork, light facing brickwork, cladded
panels and new white windows and doors. Balconies with a projection of 1.8
metres from the front building line would be retrofitted to the front elevation of
the buildings at first and second floor levels and would also extend up to the
new third floor level. The 4 ground floor units would each have access to a
private amenity space. Shared amenity space of 685 square metres and 335
square metres would surround Blocks B and C respectively.
4.5
The existing entrances to Blocks B and C would be retained in their current
recessed location at ground floor level of the front elevation to provide access to
the refurbished buildings. An internal stair core would allow access to 16 units (4
new units and 12 refurbished units) within each block comprising entirely of 2
bedroom units. Refuse storage for Block B would be located within a purpose
built storage area adjoining the east elevation of Block A to the west whilst the
refuse storage for Block C would be located within a purpose built storage area
located to the west of Block C and shared with Block E.
4.6
The existing ‘Y’ shaped Block A would retain its current footprint with the
ground, first and second floors refurbished and an additional storey erected at
third floor level and the existing dual pitched roof replaced with a flat roof. The
external elevations the block would be altered to comprise of a mix of the
existing brickwork, cladded panels and new white windows and doors.
Balconies would be retrofitted to the north west, south west and north elevations
of the building at first and second floor levels and would also extend up to the
new third floor level.
4.7
The existing communal entrance to Block A on the south west corner elevation
would be retained and would give access to the central internal stair core.
Within the building would be 12 units (3 new units and 9 refurbished units)
comprising entirely of 3 bedroom units. The refuse storage for Block A would
adjoin the east elevation of the block in a purpose built area adjacent to one of
the private gardens provided to the front of the property and approximately 16
metres to the east of the communal entrance. The 4 ground floor units would
each have access to a private amenity space (approximately 12 square metres).
Shared amenity space of 505 square metres would surround Block A.
4.8
The existing Block D would retain its current footprint with the ground, first and
second floor levels refurbished and an additional storey erected on part of the
third floor level. The third floor extension would be set back 7.4 metres and 12.2
metres from the south and west elevations respectively. The external elevations
of the block would be altered to comprise of a mix of the existing brickwork, light
facing brickwork, cladded panels and new white windows and doors. Balconies
would be retrofitted to the front and rear elevations at first and second floor
levels and will also extend up to the new third floor level.
4.9
The existing entrance to Block D at ground floor level would be retained in its
existing location and would give communal access to an internal stair core.
Each of the four ground floor units would have an independent entrance. Within
the building will be 15 units (3 new units and 12 refurbished units) comprising of
2 x 1 bedroom units, 11 x 2 bedroom units and 2 x 3 bedroom units. The refuse
storage for Block D would be located approximately 15 metres to the east of the
building within a purpose built refuse area laid out in a linear form. Shared
amenity space of 380 square metres would surround Block D.
4.10
In all the development would provide 29 new units and 45 refurbished units with
a mix of 8 x 1 bedroom units, 48 x 2 bedroom units and 18 x 3 bedroom units to
achieve an overall net site density of 88 dwellings/ha and 321 habitable
rooms/ha. The development would provide 65 car parking spaces, 108 cycle
parking spaces and areas of both hard and soft landscaping. A shared play
space would be provided centrally within the application site with an area of
approximately 290 square metres.
5
Consultations and Responses
5.1
External Consultation
5.2
A total of 246 letters were sent to neighbouring occupants.
5.3
Site notices were erected on 18th February 2013.
5.4
Clapham Park Partners In Action were consulted on the application and no
representation was received.
5.5
Telford Park Residents Tenants Association were consulted on the
application and no representation was received.
5.6
Thames Water (Development Control Department) were consulted on the
application and requested that an informative be attached if permission is
granted.
Internal Consultation
5.7
Lambeth Conservation and Urban Design officers were consulted on the
application and considered that the overall scale and mass of the development
was acceptable. No objection was raised subject to conditions which are
outlined in Section 8 of this report.
5.8
Lambeth Transport and Highways officers were consulted and initially
objected to the excessive number of parking spaces that were provided. The
number of parking spaces provided was subsequently revised down and officers
have no objections subject to conditions and Section 106 contributions which
are outlined in Section 10 of this report.
5.9
Lambeth Regulatory Services (Noise) were consulted on the application and
had no objection.
5.10
Lambeth Housing were consulted on the application in relation to the
affordable housing provision and raised concern at the initial affordable housing
offer. The Council’s independent viability consultants (BNP Paribas) have
advised that 14% affordable housing represents the maximum offer that can be
achieved whilst ensuring that the development remains viable. Housing officers
engaged in dialogue with the applicant in order to secure appropriate tenure and
rent levels for the 4 affordable units. Subject to these rent levels (set out in
Section 12 of this report) Housing officers have no objection to the application.
5.11
Lambeth Crime Prevention Design Unit was consulted on the application and
had no objections. Conditions relating to community safety are outlined within
Section 11 of this report.
5.12
Lambeth Legal Services were consulted on the application and provided
comments relating to the Section 106 Agreement which were incorporated into
the report,
5.13
Lambeth’s Arborcultural Officer was consulted on the application and had no
objection subject to several conditions which are outlined within Section 16 of
this report.
No. of Letters
sent
246
No. of Objections
No. in support
Comments
3
0
0
Material planning objections
The proposed development would result
in a loss of residential amenity to the
Officer Response
The separation distance between the
northernmost of the Limerick Close blocks is
properties on Atkins Road to the north in
terms of sunlight, daylight, outlook and a
loss of privacy.
adequate to ensure that there would not be
an unacceptable impact on the residential
amenity of the Atkins Road properties. This
is addressed fully in Sections 9.3-9.14 of this
report.
The development would result in parking
overspill that would add to existing levels
of parking stress on the surrounding
streets.
The streets surrounding Limerick Close are
all located within a CPZ and the Section 106
Agreement would stipulate that future
occupiers of the additional dwellings in
Limerick Close would not be able to apply
for residential parking permits. It is therefore
envisaged that any overspill of cars into the
surrounding streets would not be over and
above the levels which already exist. This is
addressed fully in Section 10.5 and 10.6 of
this report.
The development would result in a long
construction period which would cause
noise disturbance to the neighbouring
properties.
A condition is attached to the permission
stating that a full Method of
Construction Statement be submitted for
approval. Subject to these details being
acceptable, officers consider that the
resultant disturbance caused by the
construction works can be minimised.
Extra homes will increase traffic and
noise in the area and put further strain on
local facilities and infrastructure.
The traffic impact of the development has
been assessed and is considered to be
acceptable by officers. This is fully outlined
within Section 10 of this report.
The impact of the development on sewage
and water infrastructure should not be taken
into consideration in the determination of the
application. The physical and social
infrastructure and facilities could be
mitigated by various Section 106
contributions which are outlined within
Section 12 of this report.
The provision of balconies on the
buildings visible from Atkins Road would
result in an unsightly appearance that
would harm the outlook from the
properties as well as creating additional
noise disturbance.
It is considered that the proposed balconies
would be small scale (approx 6 sqm) and
unobtrusive additions that would be visually
subsumed within the external elevations of
the buildings.
It is considered that potential noise
disturbance to the Atkins Road properties
would be mitigated by the separation
distance between the northernmost of the
Limerick Close blocks and the Atkins Road
properties and the limited scale of the
proposed balconies.
The pitched roof of Block A should be
retained as it is of a greater aesthetic
value than the proposed flat roof.
The flat roof of Block A would be in keeping
with the flat roofs of the other 4 blocks and
would create a coherent and unified visual
appearance at roof level.
6
Planning Policy Considerations
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 development plan in Lambeth is:
-
The London Plan (adopted July 2011)
Lambeth’s Local Development Framework (LDF) Core Strategy (adopted
19 January 2011); and
The remaining saved policies in the ‘Lambeth Unitary Development Plan
(UDP) 2007: Policies saved beyond 5 August 2010 and not superseded
by the LDF Core Strategy January 2011’.
6.3
It should be noted that given the recent adoption of the Council’s Core Strategy,
the policies contained therein and those remaining in the UDP are in general
conformity with the recently adopted London Plan. For the purposes of this
recommendation report therefore the assessment will concentrate upon the
development’s compliance, or not, with Core Strategy and UDP policies.
Reference will only be made to London Plan policies where there is conflict or
where it is necessary and/or appropriate to do so.
6.4
Material considerations include national, regional and local planning policy
document and guidance.
National Planning Policy Framework (NPPF)
6.5
Central Government guidance is contained in the National Planning Policy
Framework (NPPF), which was published on the 27th March 2012. This sets out
the Government’s planning policies for England and replaces all existing
Planning Policy Statements (PPSs) and Planning Policy Guidance Notes
(PPGs).
6.6
The National Planning Policy Framework sets out the Government’s planning
policies for England and how these are expected to be applied. It reinforces the
Development Plan led system and does not change the statutory status of the
development plan as the starting point for decision making. The NPPF must
now be taken into account in the preparation of local and neighbourhood plans
and is a material consideration in planning decisions. Of significance, it sets out
that in assessing and determining development proposals, Local Planning
Authorities should apply the presumption in favour of sustainable development.
London Plan
6.7
The London Plan was published in July 2011 and replaces the previous
versions, which were adopted in February 2004 and updated in February 2008.
The London Plan is the overall strategic plan for London and, it sets out a fully
integrated economic, environmental, transport and social framework for the
development of the capital over the next 20-25 years. It forms part of the
development plan for Greater London. All Borough plan policies are required to
be in general conformity with the London Plan policies.
6.8
The key policies of the London Plan considered relevant in this case are:
-
Policy 1.1 Delivering the strategic vision and objectives for London
Policy 2.9 Inner London
Policy 3.3 Increasing Housing Supply
Policy 3.4 Optimising Housing Potential
Policy 3.5 Quality and Design of Housing Developments
Policy 3.6 Children and Young People’s Play and Informal Recreation
Facilities
Policy 3.8 Housing Choice
Policy 3.9 Mixed and Balanced Communities
Policy 3.10 Definition of Affordable Housing
Policy 3.11 Affordable Housing Targets
Policy 3.12 Negotiating Affordable Housing on Individual Private
Residential and Mixed Use Schemes
Policy 3.13 Affordable Housing Thresholds
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 5.13 Sustainable Drainage
Policy 5.14 Water Quality and Wastewater Infrastructure
Policy 6.3 Assessing Effect of Development on Transport Capacity
Policy 6.9 Cycling
Policy 6.13 Parking
Policy 7.1 Building London’s Neighbourhoods and Communities
Policy 7.2 An Inclusive Environment
Policy 7.3 Designing Out Crime
Policy 7.4 Local Character
Policy 7.6 Architecture
Policy 8.2 Planning Obligations
6.9
The Mayor of London’s Supplementary Planning Guidance – Providing for
Children and Young People’s Play and Informal Recreation (March 2008) is of
relevance to the consideration of amenity space provision.
6.10
London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved
beyond 5 August 2010 and not superseded by the LDF Core Strategy January
2011’
6.11
The following saved UDP policies are considered to be of relevance to the
assessment of this application:
-
Policy 7 – Protection of Residential Amenity
Policy 9 – Transport Impact
Policy 14 – Parking and Traffic Restraint
Policy 16 – Affordable Housing
Policy 31 – Streets, Character and Layout
Policy 32 – Community Safety/Designing out Crime
Policy 33 – Building Scale and Design
Policy 35 – Sustainable Design and Construction
Policy 36 – Alterations and Extensions
Policy 38 – Design in Existing Mixed Use/ Residential Areas
Policy 39 – Streetscape, Landscape and Public Realm Design
Lambeth’s Local Development Framework Core Strategy (January 2011)
6.12
The following policies of the Core Strategy are considered to be of relevance to
the assessment of this application:
-
Policy S1 – Delivering the Vision and Objectives
Policy S2 – Housing
Policy S4 – Transport
Policy S5 – Open Space
Policy S7 – Sustainable Design and Construction
Policy S8 – Sustainable Waste Management
Policy S9 – Quality of the Built Environment
Policy S10 – Planning Obligations
Local Guidance
6.13
The Council has adopted the following Supplementary Planning Documents,
which are relevant;
-
S106 Planning Obligations (2009)
Sustainable Design and Construction (2009)
Safer Built Environments (2009)
Housing Development and House Conversions (2009)
6.14
The Council’s ‘Waste & Recycling Storage and Collection Requirements:
Guidance for Architects and Developers’ (2006) is also relevant to this
application.
7
Land Use
7.1
The application seeks permission for the redevelopment of the existing housing
estate to provide 29 additional residential units along with the refurbishment of
the 45 existing units.
Intensification of the Residential Use
7.2
With respect to the intensification of residential use on the site, Core Strategy
Policy S2(a) seeks the provision of at least 7,700 net additional dwellings across
the borough between 2010/11 and 2016/17 in line with London Plan targets,
and a further 8,800 more homes by 2024/25 subject to London Plan targets for
that period.
7.3
The existing Limerick Close estate comprises of housing that is let on a lease
arrangement to provide temporary accommodation for tenants of the Notting Hill
Housing Trust. Whilst the existing lease of the dwellings makes provision for
social housing tenants through private arrangement, in planning terms the
housing on site constitutes private market housing. With the site having an
established use of residential (Use Class C3) and bearing in mind the
predominantly residential character of the surrounding area, it is considered that
the principle of the refurbishment and the extension of the site to provide
additional residential dwellings is acceptable. Furthermore, the development
would increase the housing stock of the borough in line with the aims of Policy
S2 of the Core Strategy.
Loss of Garages
7.4
To facilitate the erection of Block E in the area between Blocks A and B, 6
garages, currently used for the storage of vehicles, would be demolished. The
garages are not of a high aesthetic value and their loss would not compromise
the levels of parking at the site with 65 parking spaces being provided as part of
the development. This level of provision is considered to be appropriate for the
development and this is addressed fully in Sections 10.5-10.6 of this report.
Given that the parking facilities lost through demolition would be reprovided
elsewhere on the application site, it is considered that the principle of their loss
is acceptable.
Density of Development
7.5
Policy 3A.3 of the London Plan states that the Mayor will, and boroughs should,
ensure that development proposals achieve the maximum intensity of use
compatible with the local context, the design principles in Policy 4B.1 (Design
principles for a compact city) and with public transport capacity. Saved UDP
Policy 33 states that the primary consideration in determining the appropriate
density and scale of new residential development will be achieving an
appropriate urban design which makes efficient use of land and meets the
amenity needs of existing and potential residents. Schemes that under-develop
a site will be refused. In all cases, however, development should not
unacceptably overbear on surrounding development or harm residential
amenity. Illustrations of densities that can be achieved are given indicated within
the supporting text to the Policy.
7.6
Policy S2(g) of the Core Strategy 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.
7.7
The proposed development comprising of both the refurbishment and provision
of new units would achieve a density of 88 units per hectare which falls within
the London Plan Guidelines set out within Policy 3A.3 which states that
suburban locations with a PTAL level or 2-3 should achieve a density of
between 50 and 95 dwellings per hectare. With this in mind, officers considered
that the scale of the intensification proposed is acceptable.
Dwelling Mix
7.8
Policy S2(d) seeks a mix of housing sizes and types to meet the needs of the
community including through applying lifetime homes and Building for Life
Standards and providing wheelchair accessible housing.
7.9
The table below shows the proposed dwelling mix of the development:
1 Bed Unit
2 Bed Unit
3 Bed Unit
Number of
Units
8
48
18
Percentage of Units
11%
65%
24%
7.10
The table above shows the proposed dwelling mix. This complies with Policy S2
by providing a mix of housing sizes and types to meet the needs of different
sections of the community, including a number of larger family homes for which
there is an identified demand within the borough. On this basis, officers consider
that the proposed dwelling mix is acceptable and would help to achieve a mixed
and balanced community in accordance with Policy S2.
7.11
In order to ensure that an adequate level of wheelchair accessible dwellings are
provided a condition is attached stating that 3 (10%) of the new build units
should be fully wheelchair accessible in line with the standards set out within the
London Plan.
Conclusion
7.12
The principle of the intensification of the residential use is considered to be
acceptable whilst the scale of the intensification is also considered to be
acceptable and in accordance with Policy 3.4 of the London Plan and Policy S2
of the Core Strategy.
8
Design Assessment
8.1
Policy S9 of the Council’s Core Strategy (2011) states that the Council will
improve and maintain the quality of the built environment by seeking the highest
quality of design in all new buildings, alterations and extensions.
8.2
Policy 33 of the UDP states that all development should be of a high quality
design and contribute positively to its surrounding area. Policy 36 (f) states that
roof alterations, roof extensions and additional floors are only acceptable if they
create good roofscapes and are successfully integrated with their surroundings.
Height, Scale and Massing
8.3
With the exception of the new build Block E, which would stand at a maximum
of 5 storeys in height, all of the buildings on site would have a height of 4
storeys. Whilst the Limerick Close development is located within its own
grounds with defined boundaries, it stands adjacent to existing residential
buildings in all directions so the proposed height scale and massing of the
proposed development should be assessed in this surrounding context.
8.4
The extended blocks (Blocks A, B, C and D) would sit at a lower height than the
5 storey Olding House and West House to the east. The site benefits from
landscaping and mature trees which provides screening and a visual separation
from the 2 storey heights of the residential properties on Atkins Road and Molly
Huggins Close to the north and west respectively. To the south, the properties
of Anfield Close are a mix of 2, 3 and 4 storeys in height, however the 2 storey
element is set back substantially from the southern boundary of the application
site providing a visual separation. With the above in mind, it is considered that in
the existing surrounding context, the proposed, height, scale and mass of the
extended blocks are acceptable.
8.5
The 5 storey height of the new build Block E will stand one storey higher than
the other four blocks that would form part of the development. The 5 storey
height sitting in between the 4 storey height of Blocks B and C would create an
ordered and hierarchical relationship with the central Block E providing a visual
focal point and the two lower blocks located to either side. Block E would sit
adjacent to the eastern site boundary in the same visual context as Olding
House which stands at 5 stories in height and the scale of the proposed Block E
would therefore not be overly dominant in its surrounding context.
Layout
8.6
With the exception of the new build Block E, the proposed development would
broadly retain the existing layout and building footprint of the existing Limerick
Close estate. Block E would infill the gap between Blocks B and C and would
align with the prevailing building lines of both blocks. This is the principle
element of additional building footprint to be incorporated into the site layout and
it is considered that the open plan and spacious character of the Limerick Close
estate would be largely preserved. Whilst new refuse and cycle stores and new
areas of hard and soft landscaping would also alter the established layout, it is
considered that the design, location and scale of these features would retain the
open character and spacious nature of the site. Through the retention of the
open plan character and the space between the buildings being preserved, it is
considered that the site can accommodate the proposed development and
mitigate any possible problems of obscured views and light.
Detailed Design
8.7
The additional proposed floors to be erected on the existing blocks would be
finished in contemporary panels of cladding to offer a visual contrast to the solid
brickwork of the lower floors. It is considered that the visual contrast offered by
the cladding panels would lessen the visual impact of the additional storey and
reduce its bulk. It has been indicated within the application submission that the
cladding be of an artificial timber weather boarding finish however this is not a
characteristic material of the borough and it is noted that in most cases it is not
a sufficiently durable material. A condition is therefore attached stating that the
cladding material shall not be of a timber or artificial timber nature and details,
including samples, shall be submitted to and approved prior to any works being
undertaken.
8.8
The brickwork proposed with the refurbished blocks (A, B, C and D) would
comprise of a mix of the existing brickwork and new facing brickwork of a lighter
appearance. In order to ensure that the quality of the new brickwork in both the
refurbished and new build elements is adequate and that it would compliment
the existing brickwork and create a unified character, a condition is attached
stating that a detailed scheme of the brickwork to be used including samples
must be submitted for approval prior to any works being undertaken.
8.9
The proposed windows and doors of both the refurbished blocks and the new
build Block E would be of a white painted form as indicated on the submitted
plans and the design and access statement. The layout of the window openings
of the new build Block E would be consistent with the layout of the openings on
the existing blocks to provide coherence in the fenestrational appearance of the
estate. In order to ensure that the windows are of an appropriate composition,
material fabrication and detailed design, a condition is attached requiring the
submission of detailed drawings along with samples for approval prior to any
works being undertaken.
8.10
The proposed balcony structures and balustrades will be of a painted metal
appearance and Conservation and Design officers are satisfied with the use of
the supporting columns as it is considered that their form would be visually
lightweight which would prevent them from overwhelming and imbalancing the
front elevation. When viewed from the ground level, one of the most prominent
elements of the balconies would be the underside of the platforms and it is
considered important to ensure that the appearance of this area is given
adequate consideration. A condition is therefore attached requiring the
submission of construction details of the balconies along with details of how the
underside of the platforms will be treated.
8.11
The proposed refuse and cycle storage would be accommodated within purpose
built enclosures in positions adjacent to each of the individual blocks. The
submitted drawings do not include any elevational details of the stores and no
indication of their construction materials. A condition is therefore attached
requiring the submission of detailed drawings for approval prior to any works
being undertaken.
Boundary Enclosures
8.12
Boundary enclosures are proposed to enclose both the private and communal
amenity areas throughout the application site and are proposed to be of a timber
construction.
8.13
In consultation with Conservation and Design officers, the extensive use of
close-boarded fences to define these private and communal areas has been
identified as being unacceptable. This is due to the timber nature of such fences
being insufficiently robust to withstand the wear and tear associated with
communal spaces. An example of this is the timber gate to the bike storage
areas between Block E and Block A which is likely to sustain damage and
deteriorate through continual use. A condition is therefore attached stating that
all fences and gates shall be of a metal form, details of which are to be
submitted for approval and an informative added to advise the applicant of this
requirement specifically.
Conclusion
8.14
Officers are satisfied that the scale of development is appropriate for its context
and would provide a high quality scheme that would be a significant
improvement on the existing Limerick Close development. Nevertheless, officers
have recommended a number of conditions in order to ensure that the final
detailed appearance is acceptable. Subject to the conditions attached, officers
consider that the proposed development is in accordance with Policy S9 of the
Core Strategy and Saved Policies 33, 36, 38 and 39 of the UDP and is therefore
acceptable in design terms.
Trees and Landscaping
8.15
As part of the proposed development, 3 trees would be removed, A Horse
Chestnut tree, a Rowan tree and a False Acacia. The Council’s Arboricultural
officer was consulted on the application and was of the view that the 3 trees to
be removed are of a poor quality. The 3 trees would also be replaced as part of
the landscape strategy and as such it is considered that their loss is acceptable.
Conditions are attached to the permission to ensure that the works to retained
trees are carried out in an appropriate manner.
8.16
The landscape strategy for the development would incorporate areas of both
hard and soft landscaping. The existing green space to the Atkins Road
frontage which contains a number of mature trees would be retained. A new
green space would be provided centrally within the site adjacent to Block A and
to the north of Blocks B, E and C. Further green spaces would be provided
around all of the individual blocks and adjacent to the site periphery. Hard
landscaping would be provided throughout the application site to allow for 65
vehicular parking spaces however trees would be planted throughout the
parking area to soften the landscape.
8.17
In consultation with the Council’s Arboricultural officer, officers are of the view
that the scheme would provide an attractive environment. Conditions are
attached to ensure that the final detailed design of the landscaping is submitted
for approval prior to any works being undertaken.
9
Amenity Impact
9.1
Policy 7 of the UDP protects the right of people to the quiet enjoyment of their
homes.
9.2
Policy 33 (d) of the UDP states that development should not unacceptably harm
the amenities of adjoining residents with regard to overlooking, loss of sunlight,
daylight or the creation of a sense of enclosure.
Daylight / Sunlight / Overshadowing
Daylight
9.3
The BRE document ‘Site Layout Planning for Daylight and Sunlight’ sets out
accepted guidelines for assessing the impact of new development on the natural
daylight levels within neighbouring properties. Within the document it is stated
that a building will retain the potential for good interior daylighting provided that
on its main faces “no obstruction, measured in a vertical section perpendicular
to the main face, from a point 2 metres above ground level, subtends an angle
of more than 25 degrees to the horizontal”.
9.4
To the east of the application site, Olding House would be located
approximately 23 metres from the rear elevation of the refurbished Block B and
the new build Block E. In line with BRE the recommended test a 25 degree line
has been drawn from the ground floor windows of Olding House which would
not intersect the rear elevation of Block B. However, a 25 degree line drawn
from the ground floor windows of Olding House would subtend the set back 5th
floor of the new build Block E. Nevertheless, the extent of non compliance is
very slight with a 25 degree line only marginally intersecting the top of the 5th
floor. It must also be taken into consideration that the windows in question are
bedroom windows and their positional relationship to Block E means the
obstruction provided by the 5th floor of Block E is limited to 40 degrees of the
180 degree vista that the windows currently enjoy. Furthermore, the primary
habitable windows of the ground floor are located to the east elevation facing
out onto a central open space. It is therefore considered that the loss of daylight
would not be to a level which would conflict with BRE guidance and adequate
daylighting conditions would be retained.
9.5
To the north of the application site, there is a separation distance of
approximately 32 metres to the front elevations of the properties on Atkins
Road. Given the separation distance, a 25 degree line from the ground floor
windows would extend above the north elevations of Block B or Block A. This
demonstrates that it is unlikely that any harm would be caused to the Atkins
Road occupants in terms of levels of daylight.
9.6
To the west of the site, a terrace of 5 properties on Molly Huggins Close is
located in close proximity to the south and west corner elevation of Block D. The
closest of these properties is no.36 Molly Huggins Close with the rear elevation
located 12.5 metres from Block D. The additional storey to be erected has been
modified so as to seek to mitigate any harm to the residential amenity of no.36
and is set back 9.8 metres from the west elevation and 7.4 metres from the
south elevation. A 25 degree line drawn from the rear of no.36 Molly Huggins
Close would extend above the additional storey to be erected at third floor level
of Block D which demonstrates that it is unlikely that any significant additional
harm would occur.
9.7
To the south of the application site, the residential properties of Anfield Close
adjacent to the southern site boundary do not have any habitable windows on
the flank elevations facing Limerick Close and as such there would be minimal
impact to Block D in terms of the levels of daylight within the properties.
Sunlight
9.8
In order to assess sunlight impact, all windows facing within 90 degrees due
south of the development should be assessed
9.9
The separation distance of 32 metres from Blocks A and B to the Atkins Road
properties to the north is adequate to ensure that there will be no harmful impact
in terms of sunlight. To the east and south east there would be a number of
windows at ground floor level of Olding House located within 90 degrees due
south of Blocks C and E. The windows in question are bedroom windows on a
secondary elevation. Given the separation distance between the buildings, a 25
degree line drawn from the ground floor bedroom windows of Olding House
would extend above Blocks C and E and as such it is considered that the levels
of sunlight received by the windows would not be reduced.
9.10
To the west, part of the Homewoods facility backs onto the application site
adjacent to Blocks A and D. The rear elevation of this building incorporates
habitable windows and has a separation distance of 12.5 metres from the north
west elevation of Block A. An additional storey would be added to Block A and D
as part of the proposed development and the existing pitched roof would be
replaced by a flat roof with a height of 11.6 metres. The rear facing windows of
the adjacent Homewoods facility will continue to receive sunlight from the north,
north east and south and the parts of Blocks A and D which are located
opposite the windows are tapered away at an angle which it is considered will
minimise the extent to which the levels of sunlight would be reduced. It must
also be noted that there are several large mature trees which stand on the
shared boundary between Homewoods and Blocks A and D and it is considered
that these trees already restrict the levels of sunlight. Whilst it is likely that there
would be some impact, it is considered that the impact would not reduce the
levels of sunlight significantly below the existing level.
Privacy
9.11
The new build Block E would have the same positional relationship with Olding
House as that which already exists with Blocks B and C with a separation
distance of 23 metres from the rear elevation of the building to the facing west
elevation of Olding House. The separation distance of 23 metres is considered
to be adequate to ensure that there would not be an unacceptable degree of
mutual overlooking between the neighbouring properties.
9.12
All of the other blocks would be retained in their current location and footprint
with an additional storey so the only new windows would be those of the
additional storey. These new windows would have the same positional
relationship to the neighbouring properties as the windows on the elevations
below and as such it is considered that there would be no additional harm
caused to the privacy of neighbouring residential occupiers.
9.13
The position of the proposed balconies to be installed on the upper floors of all
blocks has been designed so as to minimise the opportunities for overlooking of
neighbouring properties and windows and officers consider that this the location
of all balconies is appropriate to achieve this subject to a condition being
attached requiring the submission of details of privacy screens to be installed to
the balconies. A condition is also attached stating that none of the flat roof areas
of the development are to be used as a roof terrace or amenity area.
Outlook
9.14
The separation distance of 23 metres from the west elevation of Olding House
to the rear elevation of new build Block E is considered to be adequate to
ensure that there would not be any significant adverse impact on the outlook
from the windows in this elevation. Furthermore, the west elevation of Olding
House is a secondary elevation with the primary habitable rooms located on the
east side of the building overlooking a central shared open. The 5th floor of
Block E would also be set back from the main rear elevation of the building so
when viewed from Olding House the full bulk and height of the structure would
not be readily perceptible.
9.15
To the north, there is a separation distance of 32 metres from the front
elevations of the Atkins Road properties to the north elevation of Blocks A and B
which would be adequate to ensure that there would be no undue harm caused
to the outlook from the front elevation windows of these neighbouring properties.
9.16
To the west, the part of Block D directly in front of the two storey properties of
Molly Huggins Close would be 3 stories in height as it is currently. The proposed
additional storey would be set back from the south and west elevations of Block
D by 7.4 and 9.8 metres respectively and as such when viewed from the rear
elevation of the terrace the full bulk of the additional storey would not be readily
perceptible and, whilst there would be an additional impact over and above the
current situation, it is considered that the impact would not be so significant as
to warrant refusal of the application on this basis.
Conclusion
9.17
Subject to a number of conditions, officers consider that the proposed
development would not harm the residential amenity of the adjoining occupiers
or the future occupiers in accordance with Saved Policies 7, 29 and 33 of the
UDP.
10
Transport
10.1
Policy 9 of the UDP states that planning applications will be assessed for their
transport impact, including cumulative impacts on highway safety, on the
environment and road network and on all transport modes.
10.2
As part of the application submission, a Transport Statement has been
submitted which has been assessed by Lambeth Transport and Highways
officers.
Access
10.3
The application proposes to retain the main vehicular access onto Atkins Road
along with the secondary access to Block A to the north west of the site.
Limerick Close is a private road however the bellmouth crossover forms part of
the public highway and is currently in a poor state of repair. The additional
dwellings proposed with the development are likely to result in increased
vehicular usage of the bellmouth and as such officers consider that highways
improvements to the access should be secured by way of a Section 278
Agreement.
10.4
The application proposes to remove most of the existing footways and make the
principal access road a shared surface for use by both vehicles and pedestrians
with the exception of a pedestrian walkway to link Blocks B, C and E. Transport
officers are supportive of this approach however have requested that a condition
be placed on the permission to ensure that details of a lighting scheme for the
estate are submitted prior to occupation of the development.
Car Parking
10.5
The existing Limerick Close estate has 33 parking spaces, some of which are
located within garages that would be demolished as part of the development.
Whilst the submitted plans indicate only 17 designated spaces, there is further
unmarked parking available on the shared central hardstanding area. The
application proposes 65 parking spaces for the 74 units at a ratio of 0.87 spaces
per 1 unit. Transport officers have assessed the level of parking provision and
are satisfied that it complies with London Plan standards for the proposed
number of units and the dwellings mix within a location with a relatively low
PTAL level of 2.
10.6
The streets surrounding Limerick Close are located within both the Thornton ‘R’
and Clapham ‘L’ Controlled Parking Zones. In order to ensure that there is no
parking overspill from the Limerick Close development into these areas it is
recommended that the Section 106 Agreement require that future occupiers of
the additional 29 units would not be able to apply for parking permits within
these CPZ’s. Given that the occupiers of the existing 45 units are currently able
to apply for permits, it would not be reasonable to restrict these units.
Travel Plan
10.7
The proposed development would involve the provision of 29 additional units.
As this is below the threshold of 50 additional units, a Travel Plan is not
considered to be necessary for the assessment of the application.
Cycle Parking
10.8
108 cycle parking spaces are proposed in the form of Sheffield stands located
within 4 covered stores located throughout the site. The level of cycle parking
provision is welcomed and considered to be adequate by officers. In order to
ensure that the form and specification of the cycle stores are acceptable, a
condition is attached requiring the submission of further details prior to the
occupation of any residential units.
Refuse and Recycling
10.9
Refuse storage would be accommodated within 3 purpose built stores.
Lambeth’s Waste and Recycling Storage Guidance states that for developments
of more than 10 households 60 litres storage capacity per bedroom should be
provided. In this case there would be 153 bedrooms provided with the
development for both the refurbished stock and the new build units, so 9180
litres of storage capacity should be provided.
10.10 The bins would be collected by a refuse truck having to enter Limerick Close
and due to the nature and layout of the vehicular road, it would have to turn
around within the site in order to return to the highway. The submitted refuse
strategy incorporates a swept path analysis which indicates that such a
manoeuvre would be possible within Limerick Close and that the vehicle would
have to reverse for less than the recommended maximum of 25 metres. It is
therefore considered, in line with comments received from both Transport and
Streetcare officers, that the refuse collection strategy is appropriate. However it
is also considered that full details of the refuse storage should be secured
through condition in order to ensure that the level of provision is in line with the
requirements of Lambeth’s Waste and Recycling Storage Guidance.
Traffic Impact
10.11 A trip generation analysis has been submitted as part of the transport statement
which is based on TRAVL data and indicates that vehicular trips associated with
the site can be expected to rise by around 60% during peak hours.
Nevertheless, given the scale and nature of the proposed development,
transport officers consider that this increase can be accommodated on the
surrounding highway network without having an unacceptable impact.
Conclusion
10.12 Subject to the suggested conditions, officers consider that the proposed
development is acceptable in transport terms and is in accordance with Saved
Policies 9 and 14 of the UDP and Policy S4 of the Core Strategy.
11
Crime Prevention / Community Safety
11.1
Policy 32 of the UDP requires that development should enhance community
safety. These policies state that development will not be permitted where
opportunities for crime are created or where it would result in an increased risk
of public disorder.
11.2
The ground floor units of all blocks would be provided with French doors to allow
access to an external terrace area. However, these terrace areas would have no
enclosure and it is considered that they would result in both a real and
perceived risk of crime. Officers consider that these areas should be enclosed to
provide some defensible space and reduce the risk of crime to future occupiers
of the dwellings. A condition is therefore attached requiring the submission of
details for approval of boundary treatments to be erected to enclose all of the
ground floor terrace areas and private entrances to provide private defensible
amenity space.
11.3
The Council’s Crime Prevention Design officer was consulted on the application
and outlined a range of measures which should be implemented in accordance
with Secured by Design principles. A condition is attached stating that Secured
by Design principles should be adhered to in order to ensure the safety of future
residents.
11.4
Subject to compliance with the conditions as set out above, the application is
considered to be acceptable from a crime prevention perspective.
12
Affordable Housing
12.1
The proposed development would deliver 29 additional residential units and as
such there is a requirement for the developer to provide affordable housing.
Policy S2 of the Core Strategy states that at least 50 per cent of housing should
be affordable where public subsidy is available, or 40 per cent without public
subsidy. Saved Policy 16 of the UDP states that a range of unit sizes of
affordable housing should be provided, having regard to local circumstances,
site characteristics, and the aims of the borough's annual Housing Strategy.
12.2
The applicant submitted a viability assessment and the Council instructed BNP
Paribas to undertake an independent review of the submitted assessment.
12.3
In considering the affordable housing element of the proposed development, it
should be noted that the scheme involves the refurbishment of 45 existing units
and the provision of 29 additional units in planning policy terms the affordable
housing provision should be based only on the additional units being provided.
12.4
The submitted viability assessment outlines that a maximum of 14% or 4 units of
affordable housing could be provided. The submitted viability assessment was
the subject of numerous iterations and dialogue between the applicant and BNP
Paribas and subsequently BNP Paribas advised the Council that 14% was the
maximum level of affordable housing that could be provided. There are several
key factors which underpin the advice given by BNP Paribas.
12.5
Firstly, Limerick Close is already owned by the developer and as such there
would be no costs involved with the purchase of the site, in addition Limerick
Close is also already in residential use so the 45 existing units could therefore
be sold as private market housing either in their current state or with a modest
refurbishment which would generate a return for the landowner. For these
reasons, the application site has a high existing use value (EUV) and
consequently the viability benchmark figure is also high in comparison to other
sites coming forward for development which do not have an existing residential
use.
12.6
This existing use value of the application site has been used to set the viability
benchmark of the development at £7.4 million. Upon reviewing the submitted
viability assessment, BNP Paribas have accepted that the proposed scheme
would produce a residual land value of £7.39 million which is inclusive of the
14% affordable housing along with S106 and CIL contributions.
12.7
In light of these figures and given that any further affordable housing provision
would therefore render the scheme unviable, BNP Paribas are of the view that
14% affordable housing is the maximum level that could be supported by the
proposed development.
12.8
The 4 affordable units to be provided would have a tenure split of 3 Affordable
Rent units (2 x 3 bedroom unit and 1 x 2 bedroom unit) and 1 Shared
Ownership unit (1 x 1 bedroom unit). 3 of the units (2 x Affordable Rent and 1 x
Shared Ownership) will be located within the ground floor of Block E which is a
new build element whilst 1 further Affordable Rented unit will be located at
ground floor level of Block D which forms part of the refurbished stock.
12.9
In viability terms, the values and specifications of both the refurbished units and
the new build units are largely similar so the location of the affordable units does
not result in any significant difference to the viability assessment or the
conclusions reached. Given the issues of shared access cores between private
market housing and affordable housing and the proposed layout of the
development, officers consider that the location of the units as set out above is
acceptable.
12.10 The rent levels for the affordable rent units are expected to be in accordance
with the target rent levels as set out within the Lambeth Housing Strategy.
12.11 These rent level have been agreed in consultation with Lambeth Housing
officers and are in accordance with Lambeth’s Housing Strategy. The rent levels
of the 2 bedroom units effectively cross subsidise the 3 bedroom family unit in
line with Lambeth’s Housing Strategy. The rents levels would be secured as part
of the Section 106 Agreement and officers consider that they are appropriate to
ensure that the residential units are affordable for future occupiers.
12.12 The applicant has been made aware of the requirement to work with Lambeth’s
Registered Providers (RP’s) in order to deliver and manage the on site
affordable housing. The applicant has agreed to invite offers from Lambeth’s
RP’s with a view to reaching an agreement for the future management of the
affordable units.
Conclusion
12.13 The NPPF states that “(Local Planning Authorities should) …where they have
identified that affordable housing is needed, set policies for meeting this need
on site, unless off-site provision or a financial contribution of broadly equivalent
value can be robustly justified (for example to improve or make more effective
use of the existing housing stock) and the agreed approach contributes to the
objective of creating mixed and balanced communities. Such policies should be
sufficiently flexible to take account of changing market conditions over time.”
12.14 In this case, whilst the provision of 14% affordable housing is substantially
below the Council’s minimum target of 40%, the viability assessment submitted
by the applicant and reviewed independently on behalf of the Council by BNP
Paribas provides justification for this level of provision. Paragraph 50 of the
NPPF outlined above requires that Local Planning Authorities take a flexible
approach taking into account market conditions and in this case the established
viability of the scheme dictates that the level of 14% affordable housing
provision, whilst not policy compliant, is justified. With this in mind and taking
into account the advice of BNP Paribas, officers therefore consider that the
provision of 4 affordable units (14%) is acceptable.
12.15 It recommended that after one year from the point at which the Section 106
agreement is signed and in the event that development has not yet commenced,
development will not be allowed to commence until a new economic viability
assessment in relation to affordable housing has been undertaken by the
applicant and independent validated. This will be a full review of all appraisal
inputs. In the event that this review indicates that an increased level of
affordable housing should be provided this will be agreed and formally
documented. Under no circumstance will the level of provision reduce to less
than the current level of 3 Affordable Rent units and 1 Shared Ownership unit,
which comprises the baseline offer.
13
Planning Obligations
13.1
Policy S10 of the Core Strategy aims to secure planning obligations which will
be sought to mitigate the direct impact of the development within the locality.
The Council’s Supplementary Planning Document for S106 Planning
Obligations was used to facilitate the calculation of contributions for this
application.
13.2
The Community Infrastructure Levy Regulations 2010 explicitly set out that
planning permissions should only be granted subject to completion of a planning
obligation where the obligation meets all of the following tests. A planning
obligation should be (i) necessary to make the development acceptable in
planning terms; (ii) directly related to the development; and (iii) fairly and
reasonably related in scale and kind to the development.
13.3
The development would deliver the following Section 106 obligations:
-
Education contribution of £92,522;
Health contribution of £30,004;
Library contribution of £24,947;
Sports and Leisure contribution of £18,451;
Parks and Open Space contribution of £37,680;
Children and Young People Play Space contribution of £8,246;
Public Art contribution of £21,307;
Revenue contributions of £4,593;
Local Labour in Construction contribution of £10,327;
Monitoring fee of £12,454;
One construction nominee trainee placement per 10 construction
workers;
Future occupiers of additional dwellings to be restricted from applying for
-
parking permits.
Highway works improvement works to be secured through a S278
Agreement included in the S106;
An overage clause requiring a reassessment of the viability appraisal
within 1 year if development not commenced.
13.4
In all the development could secure a total of £260,531 in contributions.
13.5
In relation to the Section 278 works this will include all requisite Traffic
Management Orders (TMOs), line marking, drainage works, signage, diversion
of services and relocation of street furniture as may be necessary to be
undertaken by the applicant through the s278 Agreement under the Highways
Act 1980 and to be secured through the s106 agreement.
13.6
It is advised that the scheme may also be liable to a Mayoral CIL payment
towards Crossrail implementation. The final amount will need to be discussed
with the Council’s CIL team due to the exemption for some of the refurbishment
element of the development. This contribution does form part of the Lambeth
development plan policy obligations and, is to be secured and monitored by the
Council on behalf of the Mayor.
13.7
In summary, it is considered that the above provisions, once secured under
s106 agreement of the 1990 Act, would appropriately mitigate against any
potentially harmful impacts of the development upon local infrastructure, in
accordance with Policies 9, 14, and 16 of the UDP, Policies S4 and S10 of the
Core Strategy and the Council’s associated SPD on S106 obligations.
14
Sustainability
14.1
Policy S7 of the Core Strategy states that the Council will ensure that future
development, including construction of the public realm, highways and other
physical infrastructure, achieves the highest standards of sustainable design
and construction and subsequent operation.
14.2
The London Plan requires developments to make the fullest contribution to
tackling climate change by minimising carbon dioxide emissions, adopting
sustainable design and construction measures and prioritising decentralised
energy, including renewables. Policy 5.2 sets out a minimum target reduction for
carbon dioxide emissions in buildings of 25% over the Target Emission Rates
outlined in the national Building Regulations. The London Plan sets out that
development proposals should contribute to this by minimising carbon dioxide
emissions in accordance with the “be lean, be clean, be green” hierarchy:
Be Lean: The reduction of energy demand and CO² emissions from using
less energy, in particular by adopting sustainable and passive design and
construction measures;
Be Clean: Proposals for the reduction of energy demand and CO² emissions
through supplying energy efficiently;
Be Green: Renewable energy technologies to be incorporated
14.3
The applicant has submitted a Sustainability Strategy and Energy Strategy
Statement in support of the application that has been reviewed by Climate
Consulting on behalf of the Council.
14.4
The development has been designed to mitigate carbon emissions through
energy efficient design of the building fabric and layout along with efficient fixed
building services. Measures that will be included within the scheme will include
efficient heating systems, energy efficient white goods, efficient water systems
including rainwater recycling and low energy lighting. Details of these measures
are included within the submitted Sustainability Statement and officers, in
consultation with Climate Consulting, have no objections to the strategy
proposed within the document inclusive of these measures.
14.5
The Sustainability Strategy also states that the new build elements of the
scheme will seek to achieve Level 4 of the Code for Sustainable Homes. A
condition is attached stating requiring that all of the 29 additional units achieve
Level 4. Officers consider that the refurbished units should achieve a minimum
level of ‘Very Good’ under the BREEAM domestic refurbishment ratings
however should aspire to a level of ‘Excellent’ and a condition is therefore
attached requiring this level to be achieved.
14.6
The development would incorporate photovoltaic panels at roof level in order to
harness solar energy. The Council’s sustainability consultants have requested
clarification on the number and location of the panels however the developer
has not finalised this provision. A condition is therefore attached stating that a
full scheme showing the site and specification of the panels be submitted for
approval prior to any works being undertaken. Subject to the approval of the
details of the photovoltaic panels, officers consider that the renewable energy
strategy for the development is acceptable.
Conclusion
14.7
Subject to the conditions and measures outlined above being implemented it is
considered that the proposed development would be sufficiently sustainable in
line with Policy S7 of the UDP.
15
Standard of Residential Accommodation
15.1
The development involves the provision of 29 additional residential units along
with the refurbishment of the 45 existing units.
Dwelling Size
15.2
All of the 29 new units are in excess of the London Plan dwelling size standards
and all of the rooms within the units also comply with the Council’s minimum
room standards. All of the existing units to be refurbished comply with the
minimum dwelling size standards however there are some rooms within the
units that fall short of the required standard including some of the living/dining
rooms, bedrooms and kitchen/diners within Blocks A-D. Nevertheless, these
units are existing dwellings and are not being newly created so it is not possible
to retrospectively control the size of the existing rooms within these units
through the current planning application. The provision of private amenity space
to the ground floor units is also welcomed.
Living Conditions
15.3
Within Block E, 9 of the 15 units would be dual aspect and the primary windows
of all units would be located on the front or rear elevations to provide outlook.
Whilst there would only be a 5 metre gap from the flank elevations of Block E to
the facing elevations of Blocks B and C, the only windows that would be
accommodated within the flank elevations would be secondary bathroom and
kitchen windows at 1st, 2nd, 3rd and 4th floor levels. It is therefore considered
that the lack of outlook from these windows should not be afforded the same
weight as if they were the primary windows of habitable rooms. The layout and
design of all the flats within Block E would allow for adequate levels of natural
daylight.
15.4
The layout and design of the dwellings within the roof level new build elements
of Blocks A-D would all allow for habitable rooms to be provided with adequate
levels of outlook and natural daylight and outlook.
15.5
Within Blocks B and C, the layout of the existing flats has been reconfigured to
incorporate the kitchens and kitchen/diners on all floors into the living room to
provide open plan living areas. The erection of Block E in the space between
Blocks A and B would have resulted in the outlook from the kitchens and
kitchen/diners being severely restricted and as such the incorporation of the
rooms into an open plan living area will mean they can benefit from the outlook
and natural light provided by the windows to the front and rear elevations.
Amenity Space
15.6
The development would be well served by both private and shared amenity
space.
15.7
The table below sets out the size of the shared amenity spaces adjacent to each
of the 5 blocks that form part of the development in the context of the minimum
standards set out within the SPD on Housing Development:
15.8
Block A
Block B
Block C
Block D
Number of Units
12
16
16
15
SPD Requirement
170 sqm
210 sqm
210 sqm
200 sqm
Block E
15
200 sqm
Shared Amenity Space Provided
505 sqm
685 sqm
335 sqm
380 sqm
Private Gardens and Central
Space (290 sqm)
In all, the development would provide approximately 2195 square metres of
shared amenity space along with private amenity spaces for the ground floor
units of between 5 and 12 square metres. The SPD on Housing Development
states that a minimum of 50 square metres should be provided and at least 10
additional square metres per flat should also be provided. In this case all of the
individual blocks would have access to large areas of shared amenity spaces
which are well in excess of the recommended SPD minimum as set out in the
table above.
15.9
The flats on the upper floors of the blocks would be provided with external
balconies with an area of 6.1 square metres. Whilst the balconies and some of
ground floor private amenity spaces would not provide the 10 square metre
minimum as set out within SPD guidelines, it is considered that these shortfalls
will be compensated by the ample shared amenity as demonstrated in the table
in section 15.7 of this report. Furthermore, £37,680 would be secured through
the Section 106 Agreement to contribute to parks and open space in the
surrounding area.
15.10 To ensure the private amenity spaces provided are secure and clearly
delineated, a condition has been attached to secure details of the boundary
enclosures.
Conclusion
15.11 With the above in mind, it is considered that the proposed development would
provide an adequate standard of accommodation for future occupiers.
16
Conclusions
16.1
The scheme as proposed would provide 29 additional residential units through a
mix of new build elements and extensions with both elements considered to be
of a high quality design that would provide a development that would be a
marked improvement on the existing Limerick Close Estate.
16.2
The transport impact of the development is acceptable and the level of parking
provision is appropriate for the location.
16.3
Whilst the affordable housing provision of 14% is substantially below the
Lambeth policy requirement of 40%, it has been demonstrated through a
independently reviewed viability assessment that any greater provision of
affordable housing would make the development unviable.
16.4
Contributions are sought through a Section 106 Agreement in order to mitigate
the impact of development on the local environment.
16.5
It is therefore considered that the development is compliant with the relevant
policies of the development plan and that no other material planning
considerations exist that would dictate that the application should nevertheless
be refused.
17
Recommendation 1:
17.1
Grant conditional planning permission subject to Section 106 Agreement.
18
Recommendation 2:
In the event that the committee resolves to refuse planning permission and
there is a subsequent appeal, delegated authority is given to officers, having
regard to the Heads of Terms set out in the report, to negotiate and complete a
Section 106 agreement with the appellants in order to meet the requirements of
the Planning Inspector.
19
Summary of the Reasons
19.1
In deciding to grant planning permission, the Council has had regard to the
relevant policies of the Development Plan and all other relevant material
considerations. Having weighed the merits of the proposal in the context of
these issues, it is considered that planning permission should be granted
subject to conditions and a Section 106 Agreement. In reaching this decision the
following policies were relevant:
Lambeth Local Development Framework Core Strategy (2011):
-
19.2
London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved
beyond 5 August 2010 and not superseded by the LDF Core Strategy January
2011’):
-
20
Policy S1 – Delivering the Vision and Objectives
Policy S2 – Housing
Policy S4 – Transport
Policy S7 – Sustainable Design and Construction
Policy S8 – Sustainable Waste Management
Policy S9 – Quality of the Built Environment
Policy S10 – Planning Obligations
Policy 7 – Protection of Residential Amenity
Policy 9 – Transport Impact
Policy 14 – Parking and Traffic Restraint
Policy 16 – Affordable Housing
Policy 31 – Streets, Character and Layout
Policy 32 – Community Safety/Designing out Crime
Policy 33 – Building Scale and Design
Policy 35 – Sustainable Design and Construction
Policy 36 – Alterations and Extensions
Policy 38 – Design in Existing Mixed Use/ Residential Areas
Policy 39 – Streetscape, Landscape and Public Realm Design
Conditions
Standard Conditions
1
The development to which this permission relates must be begun not later than
the expiration of three years beginning from the date of this decision notice.
Reason: To comply with the provisions of Section 91(1)(a) of the Town and
Country Planning Act 1990 (as amended by Section 51 of the Planning and
Compulsory Purchase Act 2004.)
2
The development hereby permitted shall be carried out in accordance with the
approved plans listed in this notice.
Reason: For the avoidance of doubt and in the interests of proper planning.
Design and Appearance
3
No development shall commence until detailed drawings, samples, and a
schedule of all external materials to be used in the elevations and roofs within
the scheme hereby permitted are submitted to and approved in writing by the
Local Planning Authority and this condition shall apply notwithstanding any
indications as to these matters which have been given in the application. The
development shall thereafter be carried out solely in accordance with the
approved details.
Reason: To ensure a high quality standard of development and to safeguard
and enhance the visual amenities of the locality (Policies 31, 33, 38 and 39 of
the Unitary Development Plan: Policies saved beyond 5th August 2010 and not
superseded by the Local Development Framework Core Strategy January 2011
and Policies S1 and S9 of the Local Development Framework Core Strategy
(January 2011)).
4
No development shall commence until detailed drawings to a scale of not less
than 1:20 and samples and/or manufacturer's specifications of the design and
construction details listed below have been submitted to and approved in writing
by the Local Planning Authority and, this condition shall apply notwithstanding
any indications as to these matters which have been given in the application.
The development shall thereafter be carried out solely in accordance with the
approved details.
i) metal, glass and/or wood work including railings, balustrades and balconies
(including details of the underside of the balconies) and showing opaque glazing
panels to balconies and windows where applicable
ii) window and door systems (including technical details, elevations, reveal
depths, plans and cross sections),
iii) canopies and front door entrances (including surrounds),
iv) roof construction;
v) rain water pipes (including locations, fixings, material and colour).
vi) external cladding
Reason: To ensure a high quality standard of development and to safeguard
and enhance the visual amenities of the locality (Policies 31, 33, 38 and 39 of
the Unitary Development Plan: Policies saved beyond 5th August 2010 and not
superseded by the Local Development Framework Core Strategy January 2011
and Policies S1 and S9 of the Local Development Framework Core Strategy
(January 2011)).
5
Notwithstanding the approved drawings, none of the dwellings hereby approved
shall not be occupied until there has been submitted to and approved in writing
by the Local Planning Authority a scheme for the siting and design of all walls,
fencing, gates and railings for the whole site (including fencing between gardens
and within and/or around the communal amenity spaces) which shall be of a
metal finish. The development shall thereafter be completed in accordance with
the approved details and such walls, fencing, gates and railings as may be
approved shall be erected before the initial occupation of the development and
be permanently retained as such unless the prior written approval of the Local
Planning Authority has been obtained for any variation.
Reason: To ensure a high quality standard of development, to safeguard and
enhance the visual amenities of the locality and to ensure a satisfactory and
continuing standard of amenity is provided (Policies 31, 33, 38 and 39 of the
Unitary Development Plan: Policies saved beyond 5th August 2010 and not
superseded by the Local Development Framework Core Strategy January 2011
and Policies S1, S2 and S9 of the Local Development Framework Core Strategy
(January 2011)).
6
No plumbing or pipes, other than rainwater pipes, shall be fixed to the external
faces of the buildings, unless otherwise agreed in writing by the Local Planning
Authority.
Reason: To ensure a high quality standard of development and to safeguard
and enhance the visual amenities of the locality (Policies 31, 33, 38 and 39 of
the Unitary Development Plan: Policies saved beyond 5th August 2010 and not
superseded by the Local Development Framework Core Strategy January 2011
and Policies S1 and S9 of the Local Development Framework Core Strategy
(January 2011)).
Sustainability
7
No development shall be undertaken until a Design Stage certificate and
summary score sheet under the Code for Sustainable Homes (or such
equivalent standard that replaces this) is submitted to and approved in writing
by the Local Planning Authority to show that a Level 4 rating will be achieved in
all 29 of the new build dwellings.
Reason: In the interests of securing a more sustainable development (Policy 35
of the Unitary Development Plan: Policies saved beyond 5th August 2010 and
not superseded by the Local Development Framework Core Strategy January
2011, Policies S1 and S7 of the Local Development Framework Core Strategy
(January 2011) and the Council's associated Supplementary Planning
Document: 'Sustainable Design and Construction' (2008)).
8
Prior to first occupation of the dwelling(s) a Post Construction Review certificate
and summary score sheet under the Code for Sustainable Homes (or such
equivalent standard that replaces this) must be submitted to and approved in
writing by the Local Planning Authority to show that a Level 4 rating has been
achieved in all 29 of the new build dwellings.
Reason: In the interests of securing a more sustainable development (Policy 35
of the Unitary Development Plan: Policies saved beyond 5th August 2010 and
not superseded by the Local Development Framework Core Strategy January
2011, Policies S1 and S7 of the Local Development Framework Core Strategy
(January 2011) and the Council's associated Supplementary Planning
Document: 'Sustainable Design and Construction' (2008)).
9
No development shall take place until a BREEAM Domestic Refurbishment preassessment estimator (or such equivalent standard that replaces this) has been
submitted to and approved in writing by the Local Planning Authority
demonstrating how a 'very good' rating, aspiring to 'excellent' will be achieved in
all 45 of the refurbished units.
Reason: In the interests of securing a more sustainable development (Policy 35
of the Unitary Development Plan: Policies saved beyond 5th August 2010 and
not superseded by the Local Development Framework Core Strategy January
2011, Policies S1 and S7 of the Local Development Framework Core Strategy
(January 2011) and the Council's associated Supplementary Planning
Document: 'Sustainable Design and Construction' (2008)).
10
Prior to first occupation of the refurbished dwelling(s) a BREEAM Domestic
Refurbishment Post Construction Review certificate and summary score sheet
(or such equivalent standard that replaces this) must be submitted to and
approved in writing by the Local Planning Authority to show that the agreed
rating has been met in all residential refurbishment units.
Reason: In the interests of securing a more sustainable development (Policy 35
of the Unitary Development Plan: Policies saved beyond 5th August 2010 and
not superseded by the Local Development Framework Core Strategy January
2011, Policies S1 and S7 of the Local Development Framework Core Strategy
(January 2011) and the Council's associated Supplementary Planning
Document: 'Sustainable Design and Construction' (2008)).
11
All of the residential units, both refurbished and new build, hereby approved
shall be constructed to Lifetime Homes Standards in accordance with details
contained in the approved Design and Access Statement by Nathaniel Lichfield
and Partners (dated 1st February 2013), unless otherwise agreed in writing by
the Local Planning Authority.
Reason: In order that the development is made more accessible to all (Policy 33
of the Unitary Development Plan: Policies saved beyond 5th August 2010 and
not superseded by the Local Development Framework Core Strategy January
2011, Policy S2 (d) of the Local Development Framework Core Strategy
(January 2011) and the related Supplementary Planning Document: Guidance
and Standards for Housing Development and House Conversions (2008)).
12
Prior to first occupation of the development hereby approved, a scheme
showing the siting, size, number and design of the Solar Photovoltaic (PV)
arrays including elevational and sectional drawings of the roofs with the panels
in situ and, manufacturer’s specifications demonstrating compliance with the
details contained in the approved Sustainability Statement and Energy
Statement by Think3 (dated 1st February 2013) shall be submitted to and
approved in writing by the Local Planning Authority. The equipment shall be
sited so as to minimise its visual impact upon the external appearance of the
buildings. The development shall thereafter be completed in strict accordance
with the approved details and permanently retained as such for the duration of
use
Reason: In the interests of sustainable development and in order to protect the
amenities of future residents (Policy S7 and S9 of the Core Strategy, Saved
Policies 7, 31, 33, 35 and 36 of the Unitary Development Plan: Policies saved
beyond 5th August 2010 and not superseded by the Local Development
Framework Core Strategy January 2011 and the Supplementary Planning
Document for Sustainable Design and Construction 2007).
13
The recommended renewable energy technology detailed in the approved
Sustainability and Energy Statement by Think3 (dated 1st February 2013) shall
be incorporated into the development and implemented prior to the first
occupation of any part of the buildings hereby permitted. The development shall
be completed in accordance with the approved details and permanently retained
as such unless the prior written approval is obtained from the Local Planning
Authority for any variation.
Reason: In the interests of securing a more sustainable development (Policy 35
of the Unitary Development Plan: Policies saved beyond 5th August 2010 and
not superseded by the Local Development Framework Core Strategy January
2011, Policies S1 and S7 of the Local Development Framework Core Strategy
(January 2011) and the Council’s associated Supplementary Planning
Document: ‘Sustainable Design and Construction’ (2008)).
Trees / Landscaping
14
No trees other than those shown to be removed on the Approved Plan Drawing
No. FNH403/P/105 Tree Protection Plan prepared by MCA Landscape
Architects shall be felled, pruned, uprooted, damaged or otherwise disturbed
without the prior written agreement of the Local Planning Authority.
Reason: To ensure the retention of, and avoid damage to, the retained trees on
the site which represent an important visual amenity to the locality (Policies 31,
33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th
August 2010 and not superseded by the Local Development Framework Core
Strategy January 2011 and Policies S1 and S9 of the Local Development
Framework Core Strategy (January 2011)).
15
Prior to the commencement of the development hereby approved, an
Arboricultural Method Statement in accordance with BS5837:2012 relating
to groundworks, including the installation of no dig parking bays, within the Root
Protection Area of retained trees shall be submitted to and agreed in writing by
the Local Planning Authority. Thereafter, the Method Statement shall be
implemented in strict accordance with the approved details.
Reason: To ensure the retention of, and avoid damage to, the retained trees on
the site which represent an important visual amenity to the locality (Policies 31,
33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th
August 2010 and not superseded by the Local Development Framework Core
Strategy January 2011 and Policies S1 and S9 of the Local Development
Framework Core Strategy (January 2011)).
16
A drawing showing the confirmed route of all service and drainage routes
outside of all retained tree root protection areas (BS5837:2010) shall be
submitted to and approved in writing before any part of the development
commences. The development shall thereafter be implemented in strict
accordance with the approved details.
Reason: To ensure the retention of, and avoid damage to, the retained trees on
the site which represent an important visual amenity to the locality (Policies 31,
33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th
August 2010 and not superseded by the Local Development Framework Core
Strategy January 2011 and Policies S1 and S9 of the Local Development
Framework Core Strategy (January 2011)).
17
Prior to the commencement of the development hereby approved, details of all
proposed Access Facilitation Pruning (BS5837:2012) shall be submitted to and
approved in writing by the Local Planning Authority. Thereafter, the approved
works shall be carried out in accordance with BS3998:2010. The development
shall thereafter be implemented in strict accordance with the approved details.
Reason: To ensure the retention of, and avoid damage to, the retained trees on
the site which represent an important visual amenity to the locality (Policies 31,
33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th
August 2010 and not superseded by the Local Development Framework Core
Strategy January 2011 and Policies S1 and S9 of the Local Development
Framework Core Strategy (January 2011)).
18
Prior to the commencement of the development hereby approved, details of
all Tree Protection Monitoring and Site Supervision (where arboricultural
expertise is required) shall be submitted to and approved in writing by the Local
Planning Authority. The development shall thereafter be implemented in strict
accordance with the approved details.
Reason: To ensure the retention of, and avoid damage to, the retained trees on
the site which represent an important visual amenity to the locality (Policies 31,
33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th
August 2010 and not superseded by the Local Development Framework Core
Strategy January 2011 and Policies S1 and S9 of the Local Development
Framework Core Strategy (January 2011)).
19
No demolition works or development shall take place until a specification of all
proposed hard and soft landscaping and tree planting has been 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 trees and shrubs to be planted, together with 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. In addition all shrubs and
hedges to be planted that are intended to achieve a significant size and
presence in the landscape shall be similarly specified. All tree, shrub and hedge
planting included within the above specification shall accord with BS3936:1992,
BS4043:1989 and BS4428:1989 and current Arboricultural best practice.
Reason: In order to introduce high quality landscaping in and around the site in
the interests of the ecological value of the site and to ensure a satisfactory
landscaping of the site in the interests of visual amenity (Policy 39 of the Unitary
Development Plan (2007): Policies saved beyond 5th August 2010 and not
superseded by the Local Development Framework Core Strategy (2011) and
Policy S9 of the Local Development Framework Core Strategy (2011) and
Policy 5.3 of the London Plan (July 2011).
20
All planting, seeding or turfing comprised in the approved details of landscaping
shall be carried out in the first planting and seeding season following the
occupation of the development hereby permitted or the substantial completion of
the development, whichever is the sooner. Any trees, hedgerows or shrubs
forming part of the approved landscaping scheme which within a period of five
years from the occupation or substantial completion of the development die, are
removed or become seriously damaged or diseased shall be replaced in the
next planting season with others of similar size and species, unless the Local
Planning Authority gives written consent to any variation.
Reason: To ensure a satisfactory and continuing standard of amenities are
provided and maintained in connection with the development (Policy 39 of the
Unitary Development Plan (2007): Policies saved beyond 5th August 2010 and
not superseded by the Local Development Framework Core Strategy (2011)
and Policy S9 of the Local Development Framework Core Strategy (2011) and
Policy 5.3 of the London Plan (July 2011).
21
Notwithstanding details shown on the approved plans, prior to the first
occupation of the additional units full details of the children’s playspace
provision to include details of layout, boundary and surface treatment and
specifications for the proposed play equipment and the communal amenity area,
including a landscape, management and maintenance plan, shall be submitted
to and approved in writing by the Local Planning Authority. The details as
approved shall be implemented and operated prior to the residential occupation
of the development and shall thereafter be retained for the duration of the
permitted use.
Reason: To ensure a satisfactory residential environment for future occupiers,
particularly with regard to families and children (Policy 50(i) of the Unitary
Development Plan: Policies saved beyond 5th August 2010 and not superseded
by the Local Development Framework Core Strategy January 2011, Policies S2
and S9 of the Local Development Framework Core Strategy (January 2011), the
Council's Supplementary Planning Document: "Guidance and Standards for
Housing Development and House Conversions" (2008), and Policy 3.6 of The
London Plan and the Mayor of London's associated Supplementary Planning
Guidance "Providing for Children and Young People's Play and Informal
Recreation").
Transport and Highways
22
No development shall commence until full details of the proposed construction
methodology, in the form of a Method of Demolition and Construction
Statement, has been submitted to and approved in writing by the Local Planning
Authority. The Method of Demolition and Construction Statement shall include
details and arrangements regarding:
-
-
-
considerate constructors scheme including details of hours of
construction, the notification of neighbours with regard to specific works
and advance notification of road closures;
details regarding parking, deliveries and storage (including details of the
routing of delivery vehicles to and from the site and the accommodation
of all site operatives', visitors' and construction vehicles loading, offloading, parking and turning within the site during the construction
period);
details regarding dust mitigation;
details of measures to prevent the deposit of mud and debris on the
public highway; and
other measures to mitigate the impact of construction upon the operation
of the highway and the amenity of the area.
The details of the approved Method of Demolition and Construction Statement
must be implemented and complied with for the duration of the demolition and
construction process.
Reason: To ensure minimal nuisance or disturbance is caused to the detriment
of the amenities of adjoining occupiers and of the area generally, and to avoid
hazard and obstruction to the public highway (Policies 7 and 9 of the London
Borough of Lambeth UDP: Policies saved beyond 5th August 2010 and Policy
S4 of the Lambeth Core Strategy (2011)).
23
Notwithstanding the approved plans, detailed drawings of the cycle storage
areas including the layout and manufacturer's specification of the proposed
cycle stands shall be submitted to and approved by the Local Planning Authority
before first occupation of any of the additional dwellings. Secure provision shall
be provided for a minimum of 108 cycles. The development shall thereafter be
carried out solely in accordance with the approved details and retained as such
for the duration of the use.
Reason: To ensure adequate cycle parking is available on site, to promote
sustainable modes of transport and in the interest of the visual amenities of the
area (Policies 9, 14, 33 and 39 of the Unitary Development Plan: Policies saved
beyond 5th August 2010 and not superseded by the Local Development
Framework Core Strategy January 2011 and Policies S4 and S9 of the Local
Development Framework Core Strategy (January 2011)).
24
There shall be no permanent means of vehicular access to the development
other than from Atkins Road as shown on the approved drawings.
Reason: To minimise danger and inconvenience to highway users (Policies 7, 9
and 14 of the Unitary Development Plan: Policies saved beyond 5th August
2010 and not superseded by the Local Development Framework Core Strategy
January 2011 and Policy S4 of the Lambeth Core Strategy (2011)).
25
Within one month of the new/altered access point being brought into residential
use all other existing access points not incorporated in the development hereby
permitted 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, unless otherwise
agreed in writing by the Local Planning Authority.
Reason: To limit the number of access points along the site boundary for the
safety and convenience of the highway users (Policies 7, 9 and 14 of the Unitary
Development Plan: Policies saved beyond 5th August 2010 and not superseded
by the Local Development Framework Core Strategy January 2011 and Policy
S4 of the Lambeth Core Strategy (2011)).
26
The development shall be served by means of estate roads and footways which
shall be laid out in accordance with details to be submitted to and approved in
writing by the Local Planning Authority, prior to the occupation of any of the
dwellings hereby permitted.
Reason: In order to minimise danger, obstruction and inconvenience to users of
the highway and of the development (Policies 7, 9 and 14 of the Unitary
Development Plan: Policies saved beyond 5th August 2010 and not superseded
by the Local Development Framework Core Strategy January 2011 and Policy
S4 of the Lambeth Core Strategy (2011)).
27
Details of the parking layout, including the provision of disabled bays, shall be
submitted to and approved in writing by the local planning authority prior to the
commencement of development. The parking area shall be laid out and made
available for use in accordance with the approved scheme before the
development hereby permitted is occupied and that area shall not thereafter be
used for any other purpose, or obstructed in any way.
Reason: To ensure that there an acceptable quantum of off-street car parking
provision and to enable vehicles to draw off, park and turn within the site and
clear of the highway so as to minimise danger, obstruction and inconvenience to
users of the adjoining highway (Policies 7, 9 and 14 of the London Borough of
Lambeth UDP: Policies saved beyond 5th August 2010 and Policy S4 of the
Lambeth Core Strategy (2011)).
28
At least 13 of the car parking spaces hereby approved shall be provided with
electrical charging points for electric vehicles.
Reason: To encourage the uptake of electric vehicles in accordance with Policy
6.13 of the London Plan (2011).
29
Notwithstanding any indication given on the approved drawings, full details
including plan and elevational drawings of the refuse and recycling storage
facilities for the development hereby permitted shall be submitted to and
approved in writing by the Local Planning Authority prior any works being
undertaken. The details shall include a description and storage capacity of the
facilities to be provided. The development shall thereafter be carried out solely
in accordance with the approved details.
Reason: To ensure the adequate provision is made for the storage of refuse on
the site, in the interests of the amenities of the area (Policies 9, 33, 39 of the
Unitary Development Plan: Policies saved beyond 5th August 2010 and not
superseded by the Local Development Framework Core Strategy January 2011
and Policies S8 and S9 of the Local Development Framework Core Strategy
(January 2011).
30
None of the dwellings hereby approved shall be occupied until a Waste
Management Strategy outlining the operation and management of waste
storage and collection has been submitted to and approved in writing by the
Local Planning Authority. The development shall thereafter be carried out in
accordance with the approved details.
Reason: To ensure adequate arrangements are put in place for the storage of
refuse on the site, in the interests of the amenities of the area and the safe
operation of the adjacent public highway (Policies 9, 33, 39 of the Unitary
Development Plan: Policies saved beyond 5th August 2010 and not superseded
by the Local Development Framework Core Strategy January 2011 and Policies
S4, S8 and S9 of the Local Development Framework Core Strategy (January
2011).
Residential Amenity
31
Prior to first occupation of any of the dwellings, hereby approved, details of
opaque privacy screening panels to the balconies shall be submitted to and
approved in writing by the Local Planning Authority. The privacy screening
panels shall thereafter be permanently retained for the duration of the residential
use hereby permitted.
Reason: In the interests of the privacy of occupiers within the development and
of the adjoining residential properties (Policies 7 and 33 of the Unitary
Development Plan: Policies saved beyond 5th August 2010 and not superseded
by the Local Development Framework Core Strategy January 2011 and Policy
S9 of the Local Development Framework Core Strategy (January 2011).
32
The proposed buildings shall be constructed to prevent environmental noise
impacts from the adjacent highway. Noise levels within habitable rooms of Block
A and Block B hereby permitted shall not exceed the following levels:
(a) Living rooms - 35dB(A) Leq 18 hour 07:00hrs to 23:00hrs;
(b) Bedrooms - 30dB(A) Leq 8 hours + no individual noise event to exceed
45dB(A) max (measured with F time weighting) - 23:00hrs to 07:00hrs.
Reason: In order to safeguard the amenities of future occupiers of the
development against potential noise disturbance (Policy 7 of the Unitary
Development Plan Policies Saved Beyond 5th August 2010 and Policy S2 of the
Local Development Framework Core Strategy (2011).
33
Notwithstanding the approved drawings, boundary enclosures shall be erected
to enclose all of the private amenity spaces at ground floor level of all blocks.
The boundary enclosures shall be of a metal finish to match the balconies and
the elevations above and full details including plan and elevation drawings shall
be submitted to and approved in writing by the Local Planning Authority prior to
the first occupation of any of the ground floor residential units.
Reason: In order to safeguard the amenities of future occupiers of the
development and to ensure the visual impact of the enclosures are acceptable
(Policy 7, 33, 36 and 39 of the Unitary Development Plan Policies Saved
Beyond 5th August 2010 and Policy S2 of the Local Development Framework
Core Strategy (2011).
34
The residential accommodation hereby approved shall be constructed to include
at least 3 of the units as wheelchair accessible or easily adaptable for residents
who are wheelchair users and permanently retained as such for the duration of
the use.
Reason: To ensure that an adequate proportion of units are wheelchair
accessible or adaptable for wheelchair use (Policy 33 of the Unitary
Development Plan: Policies saved beyond 5th August 2010 and not superseded
by the Local Development Framework Core Strategy January 2011, Policy S2 of
the Local Development Framework Core Strategy (January 2011), and the
Council's Adopted Supplementary Planning Document 'Guidance and
Standards for Housing Development and House Conversions' (2008)).
35
No roof terraces or amenity areas shall be created on any flat roofs of the
development, hereby approved.
Reason: To protect the privacy and living conditions of future residential
occupiers (Policies 7, 33 and 36 of the Adopted Lambeth Unitary Development
Plan (2007): Policies saved beyond 5th August 2010)
Crime Prevention / Community Safety
36
The development hereby permitted shall meet Physical Protection Measures
(Section 2) of Secured by Design/New Homes 2010 or any superseding
accreditation. A certificate of accreditation to Secured by Design standards shall
be submitted to the Local Planning Authority for approval in writing prior to first
occupation of any part of the development.
Reason: To ensure that satisfactory attention is given to security and community
safety (Policy 32 of the Adopted Lambeth Unitary Development Plan (2007):
Policies saved beyond 5th August 2010 refer, Policies S7 and S9 of the Local
Development Framework Core Strategy (2011) and the adopted Supplementary
Planning Document, Safer Built Environments).
37
No dwelling hereby approved shall be occupied until there has been submitted
to and approved in writing by the Local Planning Authority a strategy for the
exterior lighting of the site including the lighting of the car parking areas, access
roads and all communal areas. The details shall include a specification of the
lighting, location, lux, hours of operation, details of light spillage and details of
shielding to neighbouring properties. It shall also include a phasing strategy for
its provision detailing the timing for implementation of the proposed strategy.
The details approved and the timing of delivery shall be implemented as
permitted and shall thereafter be retained for the duration of the permitted use,
unless written approval is received from the Local Planning Authority for any
variation.
Reason: In order that the Local Planning Authority may be satisfied as to the
details of the proposal in the interests of the amenity of neighbouring occupiers
and the security of the site. (Policies 7, 9 32 and 33 of the Adopted Lambeth
Unitary Development Plan (2007): Policies saved beyond 5th August 2010 refer,
Policies S7 and S9 of the Local Development Framework Core Strategy (2011)
and the adopted Supplementary Planning Document, Safer Built Environments).
Miscellaneous
38
The proposed buildings 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 in the
interests of visual and residential amenity (Policies 7, 33, and 39 of the Unitary
Development Plan: Policies saved beyond 5th August 2010 and not superseded
by the Local Development Framework Core Strategy January 2011 and Policy
S9 of the Local Development Framework Core Strategy (January 2011).
21
Informatives
1
This decision letter does not convey an approval or consent which may be
required under any enactment, by-law, order or regulation, other than Section
57 of the Town and Country Planning Act 1990.
2
You are advised of the necessity to consult the Council’s Highways team prior to
the commencement of construction on 020 7926 9000 in order to obtain
necessary approvals and licences prior to undertaking any works within the
Public Highway including Scaffolding, Temporary/Permanent Crossovers,
Oversailing/Undersailing of the Highway, Drainage/Sewer Connections,
Hoarding, Excavations (including adjacent to the highway such as basements,
etc), Temporary Full/Part Road Closures, Craneage Licences etc.
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
The applicant is advised to contact Thames Water Utilities regarding
mains/supply pipe connections for the development at Network Services
Waterloo District, Thames Water Utilities Ltd, Waterworks Road, Brixton Hill,
London SW2 1SB. Contact Mr D Kirk on 0645 200800 for details.
5
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:
- name a new street
- name a new or existing building
- 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
6
Your attention is drawn to the need to comply with the requirements for the
Control of Pollution Act 1974 concerning construction site noise and in this
respect you are advised to contact the Council’s Environmental Health Division.
7
You are advised that all conditions which require further details to be submitted
to and approved by the Local Planning Authority need to be accompanied by an
application form and a fee. The application form and fee schedule can be
viewed at www.lambeth.gov.uk/planning.
8
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. The London Borough of Lambeth’s Waste and Recycling
Storage and Collection Requirements: Guidance for Architects and Developers’
(May 2006) is available on the planning pages of the Council’s website:
www.lambeth.gov.uk/planning
9
You are advised in relation to Condition 5 that all gates and fencing should be of
a metal finish and not timber or artificial timber cladding in order to withstand
weathering and provide a durable material.
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