Address: 142-170 Streatham Hill And Wentworth House, 10 Sternhold Avenue London.

Application Number: 14/06765/VOC Case Officer: Richard McFerran

Ward: Streatham Hill

Date Validated: 24.12.2014

Proposal: Variation of condition 2 of planning permission 14/03760/VOC (which granted the variation of condition 13 of planning permission 10/00507/FUL) to allow for minor material amendments to the permitted scheme, to provide 259 residential units and associated revisions to their layouts, tenure mix and dwelling mix; 1,253 sq m retail accommodation (A1/A2/A3); relocation and reconfiguration of theatre and community space to provide a flexible D2/D1 space (500 sq m); 127 car parking spaces; revisions to servicing arrangements; improved energy efficiency; and consequential minor revisions to the external design and massing. The amendments to the extant scheme include the following: - An additional 16 residential units and associated alterations to mix of unit sizes (19

x studio; 94 x 1 bed; 121 x 2 bed; 20 x 3 bed; and 5 x 4 bed); - Alterations to the affordable housing offer to constitute 37 social units (13 x 1 bed;

16 x 2 bed; and 8 x 3 bed) and 4 shared ownership units (4 x 1 bed); - Reconfiguration of retail floorspace to include the removal of ancillary basement

and mezzanine floorspace resulting in a 1,762 sq m decrease in retail floorspace; - Relocation and reconfiguration of theatre, community and leisure space (a 547 sq

m reduction from the previously consented scheme) to provide a combined flexible theatre and community space;

- An additional 112 cycle parking spaces broken down into four separate stores; - An additional 36 residential car parking spaces within the basement; - Alterations to the internal layout to provide private amenity space to each residential

unit, alterations to building cores and increases to the size of residential units; - Alterations to the scale and massing along Blairderry Road including a set back

from the pavement edge; - Alterations to allow compliance with updated lifetime home standards and building

regulations; and - Improved energy performance.

Drawing numbers: Site Location Plan; X110; X111; X112; X113; X114; X115; X120; X121; X150; PL_(20)_098 Rev P02; PL_(20)_099 Rev P04; PL_(20)_100 Rev P03; PL_(20)_101 Rev P03; PL _(20)_102 Rev P03; PL_(20)_103 Rev P05; PL_(20)_104 Rev P05; PL_(20)_105 P04; PL_(20)_106 Rev P04; PL_(20)_107 Rev P04; PL_(20)_108 Rev P03; PL_(20)_202 Rev P03; PL_(20)_203 Rev P03; PL_(20)_200 Rev P03; PL_(20)_201 Rev P02.

Documents: Planning Statement (November 2014); Transport Assessment (November 2014); Design Statement (October 2014); Heritage, Townscape and Visual Assessment (November 2014); Verified Photomontages: Visual Impact Assessment, Methodology and Supporting Evidence (November 2014); Landscape Strategy (TOWN590(08)2001 R01); Noise Impact Assessment (03/12/2014); Statement of Community Involvement (November 2014); Internal Daylight, Sunlight and Overshadowing Report (November 2014); Daylight and Sunlight Report (November 2014); Air Quality Assessment Report (November 2014); Air

SITE DESIGNATIONS

Relevant site designations:

Conservation Area: Streatham High Road & Streatham Hill Conservation Area

Major Centre Primary Shopping Area: Streatham Hill Major Centre

Major Development Opportunity: Caesars and Adjoining Properties

LAND USE DETAILS

Site area 0.8 hectares

Use Class Use Description Floorspace (Gross External Area)

Floorspace prior to demolition

A1 Retail 630m²

D2/Suis Generis

Bowling Alley and Nightclub

12,527m²

B1 Office 925m²

Proposed floorspace

C3 Residential 25,055m²

A1/A2/A3 Shops/Café/Restaurant 1253m²

D1/D2 Theatre and Community 500m²

RESIDENTIAL DETAILS

Residential Type

Studio 1 2 3 4

Proposed Private houses 19 77 105 12 5

Affordable rented flats 0 13 16 8 0

Shared Ownership 0 4 0 0 0

PARKING DETAILS

Car Parking Spaces

(general)

Car Parking Spaces

(Disabled)

Bicycle Spaces

Motorbike Spaces

Proposed 116 13 394 6

Quality Assessment Addendum Report (May 2015); Amended Theatre Design and Access Statement (March 2015); Theatre Viability Report (June 2015); Sustainability Statement (October 2014); Energy Strategy (October 2014).

RECOMMENDATION: Grant planning permission subject to conditions and satisfactory variation of the existing S106 agreement

Applicant: London Square (Chigwell) Limited

Agent: Montagu Evans

EXECUTIVE SUMMARY The application under consideration is a Section 73 (S73) application to an existing planning consent (10/00507/FUL) which was granted permission at Planning Applications Committee in May 2010 for the redevelopment of the site at 142-170 Streatham Hill and 10 Sternhold Avenue, commonly known as the ‘Streatham Megabowl’ site. The proposal was originally presented to and resolved by members on 7th July 2015, subject to referral to the Greater London Authority and the satisfactory completion of a S106 Agreement. The report updates members with details of the reason for returning it to Planning Applications Committee for resolution, and also discusses the material changes in circumstances in the intervening period. This report should be read in conjunction with the original PAC report, published addendums and minutes. Hard copies of these documents are available on request, or they can be viewed under the ‘7th July Planning Applications Committee Meeting’ on the ‘Local Democracy and Decision Making’ section of the Council’s website, a link to which can be found here: http://moderngov.lambeth.gov.uk/ieListMeetings.aspx?CommitteeId=600 For ease of cross reference, the planning issues presented in this report, follow those as arranged in the original PAC report. In summary, the application is being returned to Planning Applications Committee for resolution on the basis of changes to relevant planning policy in the intervening period. The most substantial change in policy since the original resolution in July 2015 has been the adoption of the Lambeth Local Plan (September 2015). The Local Plan was submitted for examination to the government in March 2014. Submission triggered the start of the formal examination of the Plan by an independent planning inspector. This process included a public hearing in July 2014 and has continued until the Inspector issued her final report in August 2015. The Plan was adopted by the Council on 23rd September 2015. The Local Plan contains detailed development management policies and site allocations and supersedes the Core Strategy and remaining saved UDP policies. There is a statutory requirement to determine planning applications in accordance with the adopted development plan for the Borough. Where a resolution to grant planning permission has been passed prior to adoption of a draft development plan, but that development plan is then adopted before the decision is issued, it will generally be appropriate to re-visit the earlier resolution in the light of the newly adopted development plan. Officers have reviewed the scheme against the updated policy requirements set out within the Local Plan and are satisfied that the S73 application remains policy compliant and that the scheme can be recommended for approval subject to conditions and satisfactory completion of a deed of variation to the S106 Agreement. A summary of the specific changes to relevant individual policies is contained within the assessment of each of the relevant topics. It should be noted that the Executive Summary of the original S73 report provides a detailed summary of the main planning issues associated with the application. This can be found within p3-6 within the original PAC report. No changes have been identified to those main planning issues.

OFFICERS REPORT Reason for referral to PAC: The application is reported to the Planning Applications Committee in accordance with (3) of the Committee’s terms of reference. 1 SITE AND SURROUNDINGS

1.1 A detailed description of the site and its context is set out at paragraphs 1.1 to 1.10 of the original PAC report.

1.2 There have been no physical changes to either the site or the surrounding area relevant to the consideration of this application since the resolution in July 2015.

2 RELEVANT PLANNING HISTORY

2.1 A detailed description of the relevant planning history up until July 2015 is set out at

paragraphs 2.1 to 2.5 of the original PAC report. The following planning history provides an update on relevant applications since July 2015:

2.2 15/03340/ADV - Display of non-illuminated hoardings surrounding the site, five internally illuminated advertisements applied to the hoarding and two externally illuminated mesh banners applied to gantry. Application Permitted - 06.08.2015

2.3 15/00773/NMC – Application for a non-material amendment following grant of planning permission 14/03760/VOC. The amendment is sought to add the full raft of drawing numbers to the approved drawings within the consent. Application Permitted –06.08.2015

3 PROPOSAL

3.1 A detailed description of the development proposal is set out at Section 3 of the original PAC report.

3.2 There have been no design or plan changes to the application which was resolved for approval in July 2015.

4 CONSULATIONS

4.1 Details of the original consultation exercise are set out within Section 4 of the original

PAC report. Officers have re-considered the responses received, in so far as those responses are relevant to the issues (changes/updates) addressed in this report. None of the responses are considered to be relevant to these issues (changes/updates) and as such there is no requirement for any further officer response.

4.2 In addition to the responses received to the original consultation exercise which are

reported within the original PAC report, a further objection has been received following the original PAC resolution. The objection is made by a local resident in relation to the size and usability of the theatre/leisure space. Officer responses to these issues are clearly listed within Section 4 of the original PAC report and on p2 – 3 of the addendum to the original PAC report.

5 POLICIES

5.1 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.

5.2 At the time the application was previously reported to PAC in July 2015 the development plan in Lambeth was the London Plan (2015) the Lambeth Local Development Framework Core Strategy (2011) and the remaining saved policies in the Lambeth Unitary Development Plan 2007 (policies saved beyond 5th August 2010 and not superseded by the LDF Core Strategy 2011).

Regional Policy

5.3 The development plan in Lambeth includes the London Plan (2015). The relevant policies of this document formed part of the assessment of the original S73 application and are listed within paragraph 5.4 of the original PAC report.

5.4 However following the original PAC resolution, it should also be noted that the Government introduced new ‘Technical Housing Standards’ in England through a written ministerial statement. These came into effect on 1st October 2015 and include ‘optional’ building regulation standards (which exceed the minimum requirements) on access and water, and a nationally described space standard. These need to be adopted through planning policy in order for them to be applied.

5.5 The Mayor of London intends to adopt the new national technical standards through a minor alteration to the London Plan (MALP) following an Examination in Public process scheduled for 21st to 23rd October 2015. In the interim, the Mayor of London has prepared a ‘Housing Standards Policy Transition Statement’ advising, from 1st October 2015, that London Plan policy and associated guidance in the Housing Supplementary Planning Guidance (SPG) are to be interpreted by reference to the nearest equivalent new national technical standard.

5.6 Officers have assessed the application against the London Plan and Housing SPG referencing the new technical housing standards.

Local Policy

5.7 Following publication of the NPPF, the Council was required to update parts of its planning policy to provide a new up-to-date Local Plan. The Lambeth Local Plan (2015) was adopted on 23rd September 2015 and superseded the Core Strategy and saved UDP policies. This should now be given full weight in the determination of Planning Application decisions and officers have therefore assessed the application against Local Plan policy.

5.8 This application is being returned to PAC in order to report these changes in planning policy.

5.9 The key policies of the development plan considered relevant in this case are listed below.

Lambeth Local Plan (September 2015)

Policy No. Policy Name

D1 Delivering the Vision and Objectives

D2 Presumption in favour of sustainable development

D3 Infrastructure

D4 Planning obligations

H1 Maximising housing growth

H2 Delivering affordable housing

H3 Safeguarding existing housing

H4 Housing mix in new developments

H5 Housing standards

H6 Residential conversions

ED3 Large offices

ED6 Town Centres

ED7 Evening economy and food and drink uses

ED9 A2 Uses

ED11 Visitor attractions, leisure, arts and cultural uses

ED14 Employment and training

S2 New or improved community premises

T1 Sustainable travel

T2 Walking

T3 Cycling

T4 Public transport infrastructure

T6 Assessing impacts of development on transport capacity

T7 Parking

T8 Servicing

EN1 Open space and biodiversity

EN3 Low carbon and energy

EN4 Sustainable design and construction

EN5 Flood risk

EN6 Sustainable drainage systems and water management

EN7 Sustainable water management

Q1 Inclusive environments

Q2 Amenity

Q3 Community Safety

Q4 Public art

Q5 Local distinctiveness

Q6 Urban design: public realm

Q7 Urban design: new development

Q8 Design quality: construction detailing

Q9 Landscaping

Q12 Refuse/recycling store

Q13 Cycle storage

Q15 Boundary treatments

Q22 Conservation areas

PN4 Streatham

Supplementary Planning Documents

5.10 Following adoption of the Local Plan (September 2015) it should be noted that there have been significant changes to the Council’s raft of Supplementary Planning Documents (SPDs) since this application was originally reported to PAC in July 2015. In particular the following Lambeth SPDs have been superseded:

SPD: Housing Development and House Conversions (2008)

SPD: Safer Built Environments (2008)

SPD: Sustainable Design and Construction (2008)

5.11 There have also been changes to the supporting documents to the London Plan. This includes the publication of the Draft Interim Housing Supplementary Guidance (2015) which provides revised guidance on how to implement the housing policies in the London Plan. The draft guidance shows how London’s standards will be affected by the introduction of the Government’s new national technical standards and to provide clarity on what standards apply in the transition period before the adoption of the Minor Alterations to the London Plan (MALP).

5.12 In light of the above, the updated list of applicable Mayoral SPG is set out below.

Document Name

Draft Interim Housing Supplementary Guidance (2015)

Housing (2012)

Planning for Equality and Diversity in London (2007)

Sustainable Design and Construction (2014)

Town Centres Supplementary Guidance (2014)

Accessible London: Achieving an Inclusive Environment (2004)

Play and Informal Recreation SPG (2012).

7 Assessment

7.1 The remaining sections of this report set out the Planning Officer’s assessment of the application in the context of the changes to relevant planning policy since the application was originally reported to PAC in July 2015. It should be noted that the development proposal before the Local Planning Authority is as it was in July 2015.

8 Land Use

8.1 This section of the report provides an officer consideration of land use matters.

8.2 As set out at paragraph 8.2 of the original PAC report, the principle of a residential led mixed use development, including retail floor space (Classes A1-A3), community and leisure floor space (Classes D1 and D2), and the loss of office floor space (Class B1) in the form of the former three-storey block at 10 Sternhold Avenue, was established under the 2010 consent.

Residential Use

8.3 Policy H1 of the Local Plan states that the council will seek to maximise the supply of additional homes in the borough to meet and exceed the annual housing target for Lambeth as set out in the London Plan. This will be achieved by working with relevant partners to take full advantage of opportunities to deliver sustainable new housing, in particular to maximise the delivery of affordable housing; by supporting development types that provide a mix of housing types and tenures to meet current and future housing need; and seeking levels of residential density consistent with London Plan guidelines.

8.4 Policy H4 of the Local Plan deals with housing mix in new developments. It states that the council will support proposals which offer a range of dwelling sizes and types to meet current and future housing needs. For market housing, a balanced mix of unit sizes including family-sized accommodation should be provided.

8.5 A detailed officer commentary was provided in paragraphs 8.6 – 8.14 of the original

PAC report. This includes an officer assessment of the acceptability of residential use of the site, the number of units proposed by the development, the overall housing density of the scheme, and the acceptability of the proposed unit mix.

8.6 There have been no changes in policy in this respect that would conflict with the earlier conclusions. Officers consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

Affordable Housing

8.7 Policy H2 of the Local Plan sets out how the council will seek to deliver affordable housing when negotiating on individual residential and mixed-use schemes. It states that on sites of at least 0.1 hectares, or capable of accommodating 10 or more homes, 40 per cent of units should be affordable where there is no public subsidy involved. The policy also requires 70 per cent of new affordable housing to be social and affordable rent and 30 per cent intermediate provision. The policy goes on to say that a financial appraisal will be required if the affordable housing provision is less than the specified policy requirements or where the proportions of tenure mix are not in accordance with policy.

8.8 Policy H4 of the Local Plan deals with housing mix in new developments. It states that

the affordable housing element of residential developments should reflect the following preferred borough-wide housing mix for social / affordable rented and intermediate housing: 1-bedroom units: Not more than 20%; 2-bedroom units: 20-50%; and 3-bedroom+ units: 40%.

8.8 A detailed officer commentary was provided in paragraphs 8.11 – 8.26 of the original PAC report. This includes a thorough officer assessment of the amount of affordable housing that the scheme is providing following an independent review of the financial viability of the scheme by BNP Paribas. The officer assessment also examines the tenure mix of the affordable housing offer together with the unit mix.

8.9 In relation to the above, it is considered that there have been no changes in policy direction since the original PAC resolution in determining the amount of affordable housing that the scheme can generate. The conclusions reached within paragraph 8.26 that this is the maximum viable amount of affordable housing that can be provided remain true despite the updated policy.

8.10 It is noted that Policy H4 of the Local Plan now provides very specific guidance on the mix of unit sizes within the affordable housing component. To this end it is acknowledged that the unit mix of the affordable component within this scheme would exceed these guidance thresholds. In particular, the number of 1 x bed units within the social and intermediate housing would comprise 41%, 2 x bed units would comprise 39.5% and 3 bed + would comprise 19.5%.

8.11 Whilst the mix of affordable units would fail to comply with this aspect of Policy H4, officers are of the opinion that the affordable offer is acceptable in this instance noting that the overall affordable housing offer is considered to be an overall improvement from the ‘fall-back position’ of the 2010 consent. In particular the revised affordable housing offer under this S73 application includes an additional 7 social rented units compared to the 2010 consent. Furthermore there are an additional 4 family sized social rent units in comparison to the 2010 scheme. This is discussed further in paragraph’s 8.19 – 8.20 and 8.26 of the original PAC report.

Retail Use

8.12 Policy ED6 of the Local Plan deals with development within town centres. It states that the council will support the vitality and viability of Lambeth’s hierarchy of major, district and local centres by supporting retail, service, leisure, recreation and other appropriate uses, maintaining the predominant retail function of primary shopping areas, delivering the regeneration of Lambeth’s town centres, improving existing retail facilities. Development within centres will be encouraged to provide between 1,600 and 6,800m² gross additional convenience and 4,200m² gross additional comparison retail floorspace across the borough by 2020.

8.13 The policy continues by stating that development in town centres will be supported if it’s scale and size is appropriate to the size, role and function of the centre and its catchment, it is designed to integrate with and add to the physical attractiveness of the area, the mix of uses is in line with the places and neighbourhoods policies and features active frontages.

8.14 A detailed officer commentary was provided in paragraphs 8.27– 8.40 of the original PAC report. This includes an officer assessment of the acceptability of retail use on the site, the reduction in retail floorspace in comparison to the 2010 consent and the provision of a ground floor active frontage to the primary elevation.

8.15 There have been no changes in policy in respect of the above issues that would conflict with the earlier conclusions. Officers consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

8.16 Policy ED9 of the Local Plan deals with A2 uses. It states that the council will seek to positively enhance the vitality and viability of its town centres by refusing planning permission for A2 uses where this would lead to an over-concentration of such uses in the centre, defined as being 15 per cent or more of total ground floor units or more than 2 in 5 consecutive premises.

8.17 This updated policy provides more detailed guidance on the acceptability of A2 uses

than the applied policy within the original PAC report. However it is considered that the retail proposals put forward under this S73 application are compliant with this updated policy subject to condition. The proposed retail offer is for flexible A1-A3 use. However as noted at paragraph 8.39 of the original PAC report a condition is attached which requires the submission of final floor layouts for the commercial floorspace which will establish the land use classification of the individual units. The council therefore retains the ability to refuse any final layout which includes the over provision of A2 uses.

Community and Leisure Use

8.18 Policy ED11 of the Local Plan deals with visitor attractions, leisure, arts and cultural

uses. It states that the council wishes to promote, safeguard and improve leisure, recreation, arts and cultural facilities in the borough where they meet local and wider needs. Visitor attractions and major leisure and cultural activities located in Streatham town centre will be supported. Change of use or loss of existing visitor attractions, leisure, arts and culture uses will not be supported. Redevelopment for mixed use will only be supported where the existing use is re-provided on site.

8.19 Policy S2 of the Local Plan relates to new or improved community facilities. It states

that proposals for new or improved premises for community uses will be supported where the site or buildings are appropriate for their intended use and accessible to the community, the location, nature and scale of the proposal, including hours of

operation, do not unacceptably harm the amenities of the area, and the buildings and facilities are designed to be flexible, adaptable and sited to maximise shared community use of the premises, where practical.

8.20 A detailed officer commentary was provided in paragraphs 8.41 – 8.74 of the original

PAC report. This includes an officer assessment of the acceptability of community and leisure space on the site, the changes to community and leisure space in comparison to the 2010 consent (including the reduction in floorspace), the usability and functionality of the community and leisure space, the use of the space for wider community use, the selection of a suitable end operator, and the standard and value of the fit-out of the space.

8.21 There have been no changes in policy in this respect that would conflict with the earlier

conclusions. Officers consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

9 Design and Conservation

9.1 This section of the report provides an officer consideration of land use matters.

9.2 Policy Q1 of the Local Plan seeks to ensure inclusive environments by seeking improvements to the existing accessibility provision, securing development which is compliant best practice and expecting applicants to demonstrate in supporting statements how their proposals achieve inclusive design.

9.3 Policy Q2 deals with amenity and states that development will only be supported if visual amenity from adjoining sites and from the public realm is not unacceptably compromised. Service equipment should be fully integrated into the building envelope or located in visually inconspicuous locations within effective and robust/screening/enclosures, and does not cause disturbance through its operation.

9.4 Policy Q5 states that the local distinctiveness of Lambeth should be sustained and

reinforced through new development. Proposals will be supported where it is shown that design of the development is a response to positive aspects of the local context and historic character including urban block and grain, townscape character, built form, siting, orientation, layout, materials and architectural detailing.

9.5 Policy Q6 deals with the public realm. It states that the council will support development that provides the most effective use of the site and does not prejudice development of adjoining plots. The council also support attractive, uncluttered, co-ordinated public realm that enhances the setting of and spaces between buildings, improved legibility, permeability and convenient access. Development is also expected to have a building line that maintains or improves upon the prevailing building line, provide new or enhanced open space and landscaping and pedestrian and cycle-priority environments.

9.6 Policy Q7 deals with the urban design principles of new development. It states that

new development will generally be supported if it is of a quality design which is visually interesting, well detailed, well proportioned with adequate detailing/architectural interest. Development should have attributes which adequately preserve or enhance the prevailing local character, should be built from durable, robust, low-maintenance materials, includes well considered windows/doors and other public frontages, create attractive roofscapes and appropriately designed vehicular entrances.

9.7 Policy Q8 seeks to ensure design quality through construction detailing. It states that when negotiating a scheme the council ill seek to ensure that the proposed building designs and submitted details are buildable and visually attractive. Poorly detailed and undeliverable built forms will be resisted.

9.8 Policy Q9 states that landscaping will be supported where it is fit for purpose and demonstrates that satisfactory provision has been made for future growth and aftercare, retains and enhances existing planning and landscape features, protects and enhances existing designated habitats and creates new habitats/areas of nature conservation, maximises opportunities for greening, provides strong boundary treatments, is attractive and well designed and provides sustainable drainage and minimises surface run-off.

9.9 Policy Q15 deals with boundary treatments. Its states that the council will seek to retain boundary treatments to new development should replicate positive locally distinct boundary treatments and a sympathetic response to its context in terms of height, design and appearance.

9.10 Policy Q22 states that development proposals affecting conservation areas will be permitted where they preserve or enhance the character or appearance of conservation areas by respecting and reinforcing the established, positive characteristics of the area and protecting the setting. Façade retention with the demolition of the remaining building is generally not considered appropriate in conservation areas as it results in the loss of historic structures.

9.11 A detailed officer commentary was provided in paragraphs 9.3 – 9.14 of the original PAC report. This includes an officer assessment of the acceptability of the overall bulk, height and mass of the development, the detailed design and visual appearance of the public facing and courtyard elevations, the design and appearance of the community/leisure space, views and visual impact of the development as a whole, the landscaping and public realm, and the impact upon the character and appearance of the conservation area.

9.12 There have been no changes in policy in respect of the above issues that would

conflict with the earlier conclusions. In respect of these issues officers therefore consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

9.13 It is noted that Policy Q22 of the Local Plan does seek to discourage façade retention with the demolition of the remainder of the building. The proposed retention of the ‘Megabowl’ façade and demolition of the remainder of the building would therefore be contrary to this policy. However it is noted that this principle was established under the 2010 consent and it would therefore be unreasonable to refuse on these grounds. In any case it is considered that the pertained façade would successfully integrate with the new buildings to ensure a coherent visual appearance.

9.14 It is also noted that Policy Q15 of the Local Plan has introduced more specific

guidance in relation to boundary treatments for new build development. The specific details of the boundary treatments to the Ardwell Road and Blairderry Road have not been provided as part of the package of submitted drawings, however this is suitably covered via a condition.

10 Standard of residential accommodation

10.1 This section of the report provides an officer consideration of matters associated with

the proposed standard of residential accommodation.

10.2 Policy H5 of the Local Plan explains the minimum standards expected within new

housing development. It states that proposals for new residential development should accord with the principles of good design and should provide dual-aspect accommodation, unless exceptional circumstances are demonstrated. It also states that the council will require at least 50m² of communal amenity space per scheme for flatted development, plus a further 10m² per flat provided either as a balcony/terrace/private garden or consolidated within the communal amenity space.

10.3 Communal amenity space is expected to receive natural light, be screened from

parking areas, be easily accessible to all occupants, be overlooked by habitable rooms, incorporate sustainable landscape principles and practices, and have a landscape, management and maintenance plan. Children’s play space should also be provided where appropriate to at least the levels set out in the relevant London Plan SPD.

10.4 Policy Q2 deals with amenity and states that the development will be supported if the

proposed development provides acceptable standards of privacy, outlook, sunlight and daylight and that any adverse impact of noise is reduced to an acceptable level. Adequate outdoor amenity space should be provided free from excessive noise or disturbance, pollution or odour, oppressive enclosure, wind and overshadowing.

10.5 A detailed officer commentary was provided in paragraphs 10.1 – 10.30 of the original PAC report. This includes an officer assessment of children’s playspace provision, sunlight and daylight within the proposed development, privacy and overlooking and noise. There have been no changes in policy in respect of the above issues that would conflict with the earlier conclusions. In respect of these issues officers therefore consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

10.6 Since 2011 Lambeth has deferred to London Plan policy (and SPG) on minimum space standards. This approach has continued after the adoption of the Local Plan. However the relevant policies in the London Plan (2015) only applied until the end of September as they were superseded on 1st October 2015 by the new National Technical Housing Standards discussed at paragraphs 5.4-5.5 of this report. As a result, London Plan policy and associated guidance in the Housing Supplementary Planning Guidance (SPG) should be interpreted by reference to the nearest equivalent new national standard. This is explained further within the Mayor’s Housing Standards Policy Transition Statement (May 2015).

10.7 The new National Technical Standards have new minimum space standards relating to the size of residential units and bedrooms, and the minimum space standards for living/dining/kitchen areas have been removed. The minimum standards for unit sizes remain identical to the London Plan standards against which the application was assessed within the original PAC report. Furthermore, the minimum sizes for individual rooms have reduced under the new National Technical Standards. In light of this it is considered that there have been no changes to relevant planning policy that would conflict with the earlier conclusions on space standards.

10.8 The new National Technical Standards also have implications on accessible housing. Under these updated standards the reference to lifetime homes has been removed, and instead 90% of new dwellings will need to be accessible and adaptable (as defined by building regulations – Part M4 (2)) and 10% of new dwellings will need to be ‘wheelchair user dwellings’ (also defined by building regulations – Part M4 (3)). The scheme is compliant with these standards however the wording of condition 14 has been updated to reflect the change in policy.

10.9 Policy H5 includes new minimum space requirements for private amenity space,

including a requirement that private amenity space for each unit should be at least 10m². The private balconies and terraces within this scheme were designed to be compliant with the minimum standards contained within the Mayor’s Housing SPG (2011) which states that a minimum of 5m² of private outdoor space is required for all 2 person dwellings and an extra 1m² should be provided for each additional occupant at a minimum depth of 1.5m. There is therefore a shortfall in private amenity space to the majority of units in comparison to the updated Local Plan requirement.

10.10 However, the private and communal amenity space included as part of the proposed

scheme needs to be viewed in the context of the amenity space forming part of the 2010 consent. The total amount of private amenity space under this S73 application would be 2,060m² which represents a substantial improvement from the 1,394m² secured under the 2010 consent. In terms of communal amenity space, again this would increase from 1,956m² under the extant scheme to 2,072m² under this s73 application. The proposed changes to private and communal amenity space therefore result in a significant uplift in comparison to the extant permission and can therefore be supported in this instance.

11 Neighbouring Amenity

11.1 Policy Q2 deals with amenity and states that the development will be supported if it

does not have an unacceptable impact upon privacy, outlook, sunlight and daylight to neighbouring properties or create an unacceptable sense of enclosure.

11.2 A detailed officer commentary was provided in paragraphs 11.3 – 11.10 of the original PAC report. This includes an officer assessment of the impacts on neighbouring properties on Blairderry Road, Ardwell Avenue, and Streatham Hill including sunlight, daylight, overshadowing, privacy, outlook and sense of enclosure.

11.3 There have been no changes in policy in this respect that would otherwise conflict with the earlier conclusions. Officers consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

12 Transport

12.1 This section of the report provides an officer consideration of transport matters.

12.2 Policy T1 of the Local Plan deals with sustainable travel. It states that the Council will promote a sustainable pattern of development in the borough. In managing the network, Lambeth will give priority to traffic in the following declining order and this should be reflected in development proposals: walking, cycling, buses, taxis and mini-cabs, motorbikes/scooter, freight transport, and private cars. Development that generates a significant number of trips will be required to be located in an area with an appropriate level of public transport accessibility.

12.3 Policy T2 states that Lambeth will improve conditions for pedestrians and make walking a safer, quicker, more direct and attractive form of travel. In considering development proposals that are likely to generate an increase in the number of walking trips, Lambeth will seek to secure an improved environment for pedestrians, appropriate to the scale and nature of each development.

12.4 Policy T3 deals with cycling. It states that Lambeth will improve conditions for people to cycle and make cycling a safer, quicker, more direct and attractive form of travel. Lambeth will promote cycling. In considering development proposals that would generate additional trips, Lambeth will require the provision of appropriate secure and covered cycle parking facilities in accordance with the minimum standards set out in the London Plan and will expect these standards to be exceeded.

12.5 Policy T4 deals with public transport infrastructure. It states that Lambeth will seek better connectivity, quality and capacity in public transport. Lambeth will work in partnership with relevant organisations to bring forward improvements to public transport infrastructure and services within the borough. Development proposals will be expected to provide, or contribute to the provision of new and/or improved public transport infrastructure.

12.6 Policy T6 provides guidance on assessing impacts of development on transport capacity and infrastructure. It states that planning applications will be supported where they do not have unacceptable transport impacts, including cumulative impacts on highway safety, traffic flows, congestion of the road network, on-street parking, footway space, and all other transport modes.

12.7 Policy T7 deals with parking. It states that development should provide car-parking within the maximum standards within the London Plan. They should also be car-free or permit-capped, particularly in areas where alternative modes of transport are available and where public transport accessibility is high. Development should also provide car club membership for all residents in new residential development and should comply with London Plan standards for other forms of parking. In all new developments where on-site parking is provided, development should ensure that disabled-accessible parking is prioritised for those who need it throughout the lifetime of the development.

12.8 Policy T8 deals with servicing. It states that new development, and in particular non-residential and mixed-use development, will be permitted where adequate provision is made for servicing appropriate to the scale, form and location of proposed development, including provision for commercial vehicles, ensuring that it is appropriate and acceptable in terms of the impact on amenity and safety and operation of the road. Servicing will be expected to be on-site unless demonstrated it can take place on street without affecting highway safety or traffic flow.

12.9 A detailed officer commentary was provided in paragraphs 12.4 – 12.30 of the original PAC report. This includes an officer assessment of the site, public transport accessibility, all modes of trip generation, vehicle access, parking levels, car club membership, cycle parking and cycle facilities, servicing and refuse collection, public realm and walking improvements and public transport improvements.

12.10 There have been no changes in policy in this respect that would conflict with the earlier conclusions. Officers consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

13 Planning Obligations and S106 Agreement

13.1 A full assessment of the planning obligations and heads of terms for the S106 Agreement is contained within Section 13 of the original PAC report. There have been no changes in policy in this respect that would otherwise conflict with the earlier conclusions. Officers consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

14 Other planning issues

Crime Prevention

14.1 This section of the report provides an officer consideration of crime prevention matters.

14.2 Policy Q3 of the Local Plan deals with community safety. It states that in order to create a safe borough for all users, the council will expect development to utilise good design to design out opportunistic crime, anti-social behaviour and fear of crime in a site-specific manner. The design of development should also pay regard to shared space and communal areas within developments (particularly cycle stores and refuse stores) and ensure that materials and construction details are robust, durable and resistant to malicious damage. Applicants are expected to meet the standards and objectives of ‘Secured by Design.’

14.2 An officer commentary was provided in paragraph 14.2 of the original PAC report.

There have been no changes in policy in this respect that would conflict with the earlier conclusions. Officers consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

Sustainability 14.3 This section of the report provides an officer consideration of sustainability and

sustainable drainage matters.

14.4 Policy EN4 requires that all development, including construction of the public realm, highways and other physical infrastructure, will be required to meet high standards of sustainable design and construction feasible, relating to the scale, nature and form of the proposal.

14.5 Policy EN6 requires that sustainable drainage systems (SuDS) are incorporated in development proposals to mitigate and enhance the development’s impact on flood risk, water quality and habitat/amenity value.

14.6 A detailed officer commentary was provided in paragraphs 6.67-6.78 of the original PAC report. It was concluded that the proposal was policy compliant and would meet development plan sustainable development objectives.

14.7 There have been no changes in policy in this respect that would conflict with the earlier conclusions. Officers consider that the development would accord with the Lambeth Local Plan policies listed in Section 5.0 of this report.

Employment 14.8 Policy ED14 deals with employment and training. It states that the council will support

employment and training schemes to maximise local employment opportunities and help address skills deficits in the local population. In major developments, planning obligations will be used as necessary to ensure that job opportunities and apprenticeships are notified to the council or appropriate nominated agencies so that suitable local people can be given the opportunity to fill these vacancies. Planning obligations will also be used to cover procedures to ensure small and medium sized local enterprises have access to tender opportunities for the procurement of goods and services generated by the development both during and after construction, having regard to the council’s Local Procurement Code of Practice and competition rules.

14.9 An officer commentary was provided in paragraph 14.8 of the original PAC report.

There have been no changes in policy in this respect that would conflict with the earlier conclusions. Officers consider that the development would accord with the Local Plan policies listed in Section 5.0 of this report.

15 CONCLUSION

15.1 In conclusion, there is no change in material considerations save for the updating factors identified in this report. The previous officer conclusion detailed in Section of the original PAC report holds good. It is therefore considered that the development is compliant with the relevant policies in the development plan (London Plan (2015) and Lambeth Local Plan (September 2015)) and there are no material planning considerations of sufficient weight that would dictate that the application should be refused.

16 RECOMMENDATION

16.1 Grant conditional planning permission subject to the satisfactory completion of a variation to the existing S106 Agreement (Heads of Terms set out in section 13 of the original PAC report).

16.2 Delegate authority to the Assistant Director of Planning and Development to refuse planning permission in the event that the S106 agreement is not completed( by 18th December 2015) on the grounds that the development would have an unacceptable impact on – Affordable housing; Transport and highways; Education; Libraries; Sports and Leisure; and Parks and Open Space.

16.3 In the event that the committee resolves to refuse planning permission and there is a

subsequent appeal, delegated authority is given to officers, having regard to the heads of terms set out in the report, to negotiate and complete a Section 106 agreement in order to meet the requirements of the Planning Inspector.

Conditions(s) and Reasons(s)

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, other than where those details are altered

pursuant to the requirements of the conditions of this planning permission.

Reason: Otherwise than as set out in the decision and conditions, it is necessary that

the development be carried out in accordance with the approved plans for the

avoidance of doubt and in the interests of proper planning.

3) Prior to the commencement of development (works above ground only) and

notwithstanding the details shown on the drawings hereby approved, detailed

drawings (at scale 1:10 or 1:20) of the following items shall be submitted to and

approved in writing by the local planning authority. The development shall not be

carried out other than in accordance with the approved unless otherwise agreed in

writing by the local planning authority.

a) Detailed elevations, including the proposed theatre.

b) Details of windows (including technical details, elevations, reveal depths,

plans and cross sections)

c) Details of balconies (including underside), balustrades and privacy screens.

d) Details of entrances, canopies and doors (including technical details,

elevations, surrounds reveal depths, plans and cross sections)

e) Details of roof treatments and parapets.

f) Details of shopfronts and awnings.

g) Details of rainwater goods (including locations and fixings).

h) Details of boundary treatments including external walls, fences and gates.

Reason: To safeguard and enhance the visual amenities of the locality. (Policies Q2,

Q5, Q7, Q8, Q15 and Q22 of the Lambeth Local Plan (September 2015)).

4) Prior to the commencement of development (works above ground only) and

notwithstanding the details shown on the drawings hereby approved, samples and a

schedule of materials of the following items shall be submitted to and approved in

writing by the local planning authority. The development shall not be carried out

other than in accordance with the approved unless otherwise agreed in writing by the

local planning authority.

a) Elevations.

b) Windows.

c) Balconies (including underside), privacy screens and balustrades.

d) Entrances and doors.

e) Roofing, parapets and coping.

f) Shopfronts and awnings.

g) Rainwater goods.

h) Boundary treatments including external walls, fences and gates.

Reason: To safeguard and enhance the visual amenities of the locality. (Policies Q2,

Q5, Q7, Q8, Q15 and Q22 of the Lambeth Local Plan (September 2015)).

5) Prior to the commencement of development (works above ground only), a hard and

soft landscaping scheme for all communal external amenity areas shall be submitted

to and approved in writing by the local planning authority. The development hereby

permitted shall be thereafter carried out in accordance with the approved details

within 6 months of the date of occupation. All tree, shrub and hedge planting

included within the above specification shall accord with BS3936:1992, BS4043:1989

and BS4428:1989 (or subsequent superseding equivalent) and current arboricultural

best practice. The submitted details are expected to demonstrate the following:

a) The quantity, size, species, position and the proposed time of planting of all

trees and shrubs to be planted.

b) An indication of how they integrate with the proposal in the long term with

regard to their mature size and anticipated routine maintenance and protection.

c) Specification of which shrubs and hedges to be planted that are intended to

achieve a significant size and presence in the landscape.

d) Proposals for plant and tree maintenance.

e) The type and location of paving materials.

f) Design and location of seating and other street furniture.

g) Type, location and target age users of external play space.

h) Basement ventilation.

All landscaping shall be maintained to the satisfaction of the local planning authority

for a period of ten years, such maintenance to include the replacement of any

plants/trees that die, or are severely damaged, seriously diseased, or removed,

upkeep of ground surfaces and hard landscaping features as well as cleaning

schedule to include removal of graffiti/chewing gum.

Reason: In order to ensure the satisfactory landscaping of the site in the interests of

visual amenity (Policies Q2, Q10, Q9 and Q22 of the Lambeth Local Plan

(September 2015)).

6) Prior to the occupation of the development, full details of a lighting strategy, including

any lighting to be affixed to the buildings, shall be submitted to and approved in

writing by the local planning authority. The approved lighting shall be installed before

the development is first occupied, or in accordance with an agreed implementation

strategy, and retained thereafter for the duration of the development in accordance

with the approved details.

Reason: To ensure that satisfactory attention is given to detailed design, to security

and community safety and to providing acceptable living environments for future

residents of the development (Policies Q1, Q3, Q6, Q7 and Q9 of the Lambeth Local

Plan (September 2015)).

9) The development shall be carried out in accordance with the written scheme of

archaeological work approved under planning application ref: 14/04967/DET

including the agreed programme of archaeological observation and recording,

together with the agreed provision for analysis, publication and dissemination of the

results and archive deposition.

Reason: To suitably protect any on-site archaeological assets (Policy Q23 of the of

the Lambeth Local Plan (September 2015)).

10) The development shall be carried out in accordance with the drainage strategy

approved under planning application ref: 14/03516/DET unless otherwise approved

in writing by the Local Planning Authority and Thames Water.

Reason: To ensure that adequate drainage is provided for the development and in

order to avoid adverse environmental impact upon the community. (Policy EN6 of

the Lambeth Local Plan (September 2015)).

11) The development shall be carried out in accordance with the strategy for

implementing a full photographic internal record approved under planning application

ref: 14/03705/DET.

Reason: To ensure that an accurate and detailed historic record of the cinema to be

lost is produced. (Policy 7.8 of the London Plan (2015) and Policy Q23 of the

Lambeth Local Plan (September 2015)).

14) Unless otherwise approved in writing by the Local Planning Authority, at least 90% of

the residential flats hereby permitted should meet building regulation M4 (2)

(accessible and adaptable dwellings) and 10% shall be ‘wheelchair user dwellings’ as

defined by building regulation Part M4 (3).

Reason: To secure appropriate access for disabled people. (Policy 3.8 of the London

Plan (2015) and the Housing Standards Policy Transition Statement (May 2015)).

17) Prior to the commencement of the relevant part of the development, details of

proposed new accesses to the site including full details demonstrating the

appropriate visibility standards can be attained shall be submitted to and approved in

writing by the local planning authority prior to the commencement of development.

No other part of the development shall be occupied until the new means of access

has been sited, laid out and constructed in accordance with the approved details.

Reason: In order to minimise danger, obstruction and inconvenience to users of the

highway and of the access. (Policy T6 of the Lambeth Local Plan (September

2015)).

18) Prior to the commencement of the relevant part of development, full details of the car

park ramp, including the gradient, covering, and access barriers / gates shall be

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 implemented in

accordance with the approved details and be retained as such for the duration of the

permitted use.

Reason: In order to minimise danger, obstruction and inconvenience to users of the

highway and of the access. (Policy T6 of the Lambeth Local Plan (September

2015)).

20) Within three months of any new/altered access being brought into use, all other

existing access points not incorporated in the development shall be stopped up by

raising the existing dropped kerb/removing the existing bellmouth/and reinstating the

footway verge and highway boundary to the same line, level and detail as the

adjoining footway verge and highway boundary.

Reason: To limit the number of access points along the site boundary for the safety

and convenience of the highway users. (Policy T6 of the Lambeth Local Plan

(September 2015)).

21) Prior to the occupation of the development hereby permitted, full details of the

proposed cycle storage, including elevation drawings at a scale of 1:20 of the new

storage enclosures and details of manufacturer's specifications, shall be submitted to

and approved in writing by the local planning authority. The details as approved shall

be provided prior to first occupation of the development and shall thereafter be

retained as such for the duration of the permitted use.

Reason: To ensure that adequate provision is made for the cycle parking on the site,

in the interests of the promotion of sustainable modes of transport. (Policy T6 of the

Lambeth Local Plan (September 2015)).

22) Prior to the occupation of the development hereby permitted, a ‘Car-park Management Plan’ shall be submitted to and approved in writing by the local planning authority. The development shall not be carried out other than in accordance with the approved plan unless otherwise agreed in writing by the local planning authority. The submitted plan shall address the following : a) Parking, garaging and manoeuving ; b) Loading and unloading of vehicles ; c) Numbers and locations of disabled ‘blue badge’ spaces ; and d) Numbers and locations of electric vehicle charging points.

Reason: To ensure that the layout of the car park is suitable for all users of the

development and to enable vehicles to draw off, park and turn clear of the highway to

minimise danger, obstruction and inconvenience to users of the adjoining highway.

(Policies T6 and T7 of the Lambeth Local Plan (September 2015)).

23) Prior to the occupation of the development hereby permitted, a ‘Delivery and

Servicing Management Plan’ for the management of deliveries and servicing of the

development, including the hours of such activities, shall be submitted to and

approved by the local planning authority. Servicing shall thereafter be carried out

solely in accordance with the approved details.

Reason: In order that the local planning authority and Transport for London may

be satisfied as to the effects of the scheme on the adjacent road network so as to

avoid hazard or obstruction to the public highway (Policies T6 and T8 of the Lambeth

Local Plan (September 2015)).

25) Prior to the commencement of development (construction phase only) full details of

the proposed construction methodology, in the form of a Method of Construction

Statement, have been submitted to and approved in writing by the local planning

authority. The Method of Construction Statement shall include details regarding:

a) The notification of neighbours with regard to specific works;

b) Advance notification of road closures and any temporary highway arrangements

and the appropriate formal processes to be undertaken;

c) Details regarding parking, deliveries, and storage;

d) Details regarding dust mitigation;

e) Details of measures to prevent the deposit of mud and debris on the public

highway; and

f) Any other measures to mitigate the impact of construction upon the amenity of the

area and the function and safety of the highway network

g) Detail on the construction programme duration and the numbers and types of

construction vehicle trips that will be made to the site.

No development shall begin until provision has been made to accommodate all site

operatives', visitors' and construction vehicles loading, off-loading, parking and

turning within the site or otherwise during the construction period in accordance with

the approved details. The demolition and development shall thereafter be carried out

in accordance with the details and measures approved in the Method of Construction

Statement.

Reason: To avoid hazard and obstruction being caused to users of the public

highway and to safeguard residential amenity. (Policies T6 and T8 of the Lambeth

Local Plan (September 2015)).

26) Prior to commencement of above ground construction works, full details of sound

insulation for the residential units showing how the building has been designed to

meet the following standards, and the number and location of units which shall have

noise measurements carried out shall be submitted to, and approved in writing by,

the local planning authority:

a) For living rooms, 40 dB(A) LAeq 16 hour between 07:00 and 23:00 hrs;

b) For bedrooms, 35 dB(A) LAeq 8 hour between 23:00 and 07:00 hrs; and

c) 45 dB(A) max for any individual noise event (measured with F time weighting)

between 23.00 and 07.00hrs.

The development shall thereafter be carried out in accordance with the approved

details.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the

amenities of future occupiers. (Policy Q2 of the Lambeth Local Plan (September

2015)).

27) Prior to the occupation of the development, full details of internal and external plant,

equipment, and trunking, including building services plant, ventilation and filtration

equipment, and exhaust ducting / ventilation, shall be submitted to, and approved in

writing by, the local planning authority. All flues, ducting and other equipment shall be

installed in accordance with the approved details prior to the use commencing on site

and shall be retained for the duration of the use.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the

amenities of neighbouring occupiers. (Policy Q2 of the Lambeth Local Plan

(September 2015)).

28) Noise from any mechanical equipment or building services plant shall not exceed the

background noise level when measured outside the window of the nearest noise

sensitive or residential premises, when measured as a L90 dB(A) 1 hour. Prior to the

occupation of the development, a sound insulation scheme for the building services

equipment and other mechanical plant approved under condition 27, shall be

submitted to, and approved in writing by, the local planning authority. The scheme as

approved shall be implemented prior to the occupation of any residential unit and

thereafter retained.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the

amenities of neighbouring occupiers. (Policy Q2 of the Lambeth Local Plan

(September 2015)).

30) The hours of operation of the commercial and theatre floorspace (Class A1, A2, A3

and D1) shall be submitted to and agreed in writing by the local planning authority

prior to first occupation of the relevant premises and shall not operate other than in

accordance with the agreed hours unless agreed in writing by the local planning

authority.

Reason: To protect the amenities of adjoining occupiers. (Policy Q2 of the Lambeth

Local Plan (September 2015)).

31) Prior to the occupation of the development hereby permitted, a waste management

strategy shall be submitted to and approved in writing by the local planning authority

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. The strategy will be

expected to include the following details:

a) Refuse and recycling storage;

b) A waste management plan for each individual category of use;

c) The provision of litter bins inside and outside the commercial premises for use

by members of the public;

d) Details of the disposal of fat/oil from any cooking processes; and

e) Details relating to the collection of waste.

Reason: To ensure that adequate provision is made for the storage of refuse and the

provision of recycling facilities on the site, in the interests of the amenities of the

area. (Policy EN7 of the Lambeth Local Plan (September 2015)).

32) Notwithstanding the approved plans the existing Megabowl façade shall be retained

in accordance with the details approved under planning application reference:

14/04481/DET.

Reason: To enable the Local Planning Authority to maintain adequate control over

the treatment of the retained frontage and to ensure that the development preserves

the character of the Conservation Area. (Policy Q22 of the Lambeth Local Plan

(September 2015)).

35) Prior to the commencement of development the developer shall submit to the Local

Planning Authority for its approval details of the proposed heat network sufficient to

meet the heating and hot water needs of the development.

The proposed heat network shall be supplied with heat from either:

1. Combined heat and power system sized to the average combined heating

and hot water load supplemented by condensing gas top-up boilers OR

2. an external district heating network OR

3. A combination of the two above

The approved heat network shall ben installed as part of the Development and shall

be operational prior to occupation of the development and shall thereafter be retained

except with the written consent of the Local Planning Authority.

Reason: To ensure that the development has an acceptable level of sustainability

(Policies EN3 and EN4 of the Lambeth Local Plan (September 2015)).

36) Prior to the occupation of the development, a Crime and Safety Management Plan

(CSMP) for all uses within the development shall be submitted to and approved in

writing by the local planning authority. The CSMP shall include details of any CCTV

coverage, how the development meets 'Secure by Design' standards and any other

measures that will be taken to mitigate potential crime risks including robbery, anti-

social activity, noise pollution, entry and exit security and risks to staff safety/welfare.

All equipment and measures put in place as part of the CSMP shall thereafter be

retained for the duration of the use and the use shall be operated in accordance with

the approved CSMP.

Reason: To prevent crime and disorder occurring within and in the immediate vicinity

of the site and in the interest of public safety (Policy Q3 of the Lambeth Local Plan

(September 2015)).

40) Notwithstanding the approved plans, the applicant shall submit to the Local Planning

Authority for approval full details of the layout and fit out of the theatre/community

floorspace (D1/D2) hereby approved , including details of the performance area and

back of house area. The approved details shall be retained for the lifetime of the

development unless otherwise approved in writing by the Local Planning Authority.

Reason: To ensure that the theatre space is of an appropriate standard (Policy ED11

of the Lambeth Local Plan (September 2015)).

41) Before commencement of any of the permitted commercial uses (A1-A3) on the site,

full details of the use and layout of the commercial floorspace shall be submitted to

and approved by the Local Planning Authority and retained thereafter unless

otherwise approved in writing. No less that 75% of the approved commercial

floorspace and frontage hereby permitted shall be used for A1 uses.

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

42) Prior to first occupation of the commercial units (A1-A3), a BREEAM 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 a Very Good (minimum score 62) rating has been

achieved.

Reason: To ensure that the development has an acceptable level of sustainability

(Policy EN4 of the Lambeth Local Plan (September 2015)).

43) Prior to first occupation of the theatre/community space (D1/D2), a BREEAM 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 a Very Good (minimum score 62) rating has been

achieved.

Reason: To ensure that the development has an acceptable level of sustainability

(Policy EN4 of the Lambeth Local Plan (September 2015)).

44) Prior to the occupation of the theatre/community use (D1/D2) hereby approved, a

community use management plan shall be submitted to and approved in writing by

the local planning authority. The plan shall detail any non-theatre related use of the

space and the extended 'community use' shall thereafter occur in accordance with

the approved plan, unless the written approval is obtained from the local planning

authority for any variations.

Reason: To protect the amenity of neighbouring properties and to prevent conditions

prejudicial to the function and safety of the highway network. (Policies Q2, ED11 and

T6 of the Lambeth Local Plan (September 2015)).

45) There shall be no amplified sound, speech or music system fixed, used, or audible

outside the commercial and theatre/community premises (A1/A2/A3 and D1/D2).

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the

amenities of neighbouring occupiers. (Policy Q2 of the Lambeth Local Plan

(September 2015)).

Informatives(s)

1) This decision letter does not convey an approval or consent which may be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

2) 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.

3) You are advised to consult the Council's Environmental Health Division

concerning compliance with any requirements under the Housing, Food, Safety and Public Health and Environmental Protection Acts and any by-laws or regulations made there under.

4) You are advised to consult the Council's Environmental Health Division with

regard to the extraction of any fumes from the premises.

5) Your attention is drawn to the necessity to register any food business with the Council's Environmental Health Division, under the Food Premises (Registration) Regulations 1991 before the use commences. Failure to do so may result in prosecution.

6) You are advised of the necessity to consult the Transport and Highways team

within the Transport Division of the Directorate of Environmental Services, with regard to any alterations affecting the public footway.

7) 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.

8) You are advised that this permission does not authorise the display of illuminated

advertisements at the premises and separate consent may be required from the Local Planning Authority under the Town and Country Planning (Control of Advertisements) Regulations 1992.

9) 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: streetnn@lambeth.gov.uk tel: 020 7926 2283 fax: 020 7926 9104

10) 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.

11) It is current Council policy for the Council's contractor to construct new vehicular accesses and to reinstate the footway across redundant accesses. The developer is to contact the Council's Highways team on 020 7926 9000, prior to the commencement of construction, to arrange for any such work to be done. If the developer wishes to undertake this work the Council will require a deposit and the developer will need to cover all the Council's costs (including supervision of the works). If the works are of a significant nature, a Section 278 Agreement (Highways Act 1980) will be required and the works must be carried out to the Council's specification.

12) You are advised of the necessity to consult Transport for London via email

(centrallicensing@tfl.gov.uk), prior to the commencement of construction 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.

13) The Environment Agency strongly recommends that the applicant consults their

Pollution Prevention Guidance notes (PPGs). These are aimed at a wide range of industries and activities that have the potential to cause pollution. They can be downloaded from their website (www.environment-agency.gov.uk)

14) The guide for architects and developers on waste and recycling storage and

collection requirements can be viewed on the planning policy pages of Council’s website.

15) In relation to conditions 3 and 4 you are advised that the relevant balconies that require the inclusion of a privacy screen to mitigate privacy/overlooking issues are units: C.01.04; C.02.04; C.03.04 and C.04.04.

16) In relation to condition 6, noting the comments from members during Planning Applications Committee on 7th July 2015, you are encouraged to explore the possibility of using external lighting as a form of public art in order to mitigate the removal of the designated public art contribution from the original S106 agreement.

Background documents – Case file (this can be accessed via the planning Advice Desk, Telephone 020 7 926 1180). For advice on how to make further written submissions or to register to speak on this item, please contact Democratic Services, 020 796 2170 or email.