ADDRESS:

Fenwick Estate, London, SW9

Application Number: 15/05297/RG4 Case Officer: Ben Le Mare

Ward: Larkhall

Date Received: 17/09/2015

Proposals:

Demolition of existing buildings and site clearance works to provide 55 social rented units

(Use Class C3), a replacement community hall (Use Class D1) and associated landscaping,

parking and ancillary works.

Drawings:

238-A-P-000-00; 238-A-P-000-01; 238-A-P-100-00-Rev1; 238-A-P-110-00-Rev1;

238-A-P-120-00-Rev1; 238-A-P-120-01; 238-A-P-120-02; 238-A-P-120-03;

238-A-P-120-04; 238-A-P-120-05; 238-A-P-120-06; 238-A-P-130-00-Rev1;

238-A-P-130-01; 238-A-P-130-02; 238-A-P-130-03; 238-A-P-130-04; 238-A-P-130-05; 238-

A-P-130-06; 238-A-P-130-07; 238-A-P-140-00-Rev1; 238-A-P-140-01-Rev1;

238-A-P-140-02-Rev1; 238-A-P-140-03-Rev1; 238-A-P-150-00; 238-A-P-150-01;

238-A-P-150-02; 238-A-P-150-03; 238-A-P-150-04; 238-A-P-150-05; 238-A-P-150-06; 238-

A-P-150-07; 238-A-P-150-08; 238-A-P-200-00; 238-A-P-200-05; 238-A-P-200-06; 238-A-P-

200-07; 238-A-P-210-01; 238-A-P-230-00; 238-A-P-230-01; 238-A-P-230-10; 238-A-P-230-

20; 238-A-P-300-00; 238-A-P-300-01; 238-A-P-300-05; 238-A-P-300-06; 238-A-P-300-07;

238-A-P-300-10-Rev1; 238-A-P-300-11; 238-A-P-300-12;

238-A-P-300-13; 238-A-P-300-15-Rev1;238-A-P-300-20-Rev1; 238-A-P-300-21;

238-A-P-300-22; 238-A-P-300-23; 238-A-P-300-24; 238-A-P-300-25; 238-A-P-300-30; 238-

A-P-300-31-Rev1.

Documents:

Planning, Design and Access Statement by Karakusevic Carson Architects and Tibbalds (16

September 2015); Addendum PDA 238_A-REP-D&Aad-00_01 by Karakusevic Carson

Architects (December 2015); Landscape Design and Access Statement, including the

Lighting Scheme, by Farrer Huxley Associates (28 July 2015); Transport Statement

(including Outline Construction Logistics Plan, Outline Delivery and Servicing Plan and

Travel Plan Statement) by Peter Brett Associates (15 July 2015); Pre-Construction Site

Waste Management Plan by Peter Brett Associates (15 July 2015); Noise and Vibration

Impact Assessment by Peter Brett Associates (15 July 2015); Air Quality Assessment

prepared by Peter Brett Associates (15 July 2015); Flood Risk Assessment prepared by

Peter Brett Associates (15 July 2015); Preliminary Ecological Appraisal prepared by Peter

Brett Associates (23 July 2015); Preliminary Utilities Appraisal prepared by Peter Brett

Associates (23 July 2015); Daylight and Sunlight Report by Waldrams (12 June 2015);

Phase 1 Ground Condition Assessment by Peter Brett Associates (12 May 2015);

Arboricultural Development Statement by CBA Trees (26 May 2015); Sustainability

Statement by Peter Brett Associates (15 July 2015); Energy Assessment by Peter Brett

Associates (14 May 2015).

RECOMMENDATIONS:

1. Resolve to grant conditional planning permission subject to the provision

pursuant to an undertaking under Section 106 of the Town and Country Planning

Act 1990 of the planning obligations listed in this report.

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 document

containing obligations pursuant to Section 106 of the Town and Country Planning

Act 1990 in order to meet the requirements of the Planning Inspector.

Applicant:

Transport for London

Agent:

Jennifer Ross

Tibbalds Planning & Urban Design

19 Maltings Place

169 Tower Bridge Road

London

SE1 3JB

SITE DESIGNATIONS

Relevant site and adjoining site designations:

Lambeth Council housing estate Adjacent to Ferndale Road Conservation Area (CA46)

NON-RESIDENTIAL LAND USE DETAILS

Site area 0.4 hectares

Use Class Use Description

Floorspace

(Gross Internal

Floorspace

sq.m)

Net change +/-

(sq.m)

Existing Class B1 Temporary Housing

Office 303

- Class D1 Community Centre 290

Other Garages 108

Total 701

Proposed Class B1a Offices 0 - 303

Class D1 Community Centre 294 +4

Other Garages 0 -108

Total 294 -407

RESIDENTIAL DETAILS

Tenure Dwelling Type (bedrooms)

1 2 3 4 Total

Existing - - - - - -

Proposed Social rented 11 23 21 0 55

PARKING DETAILS

Car Parking

Cycle Parking Other Standard Disabled

Existing Inside red-line 18 2 0

Outside red-line 144 6 N/A -

Total 162 8 -

Proposed Inside red-line 5 2 100

Outside red-line 0 4 N/A -

Estate-wide Total 167 14 100

EXECUTIVE SUMMARY

Fenwick Estate is in the Larkhall Ward (a north, central location within the Borough), positioned to

the north of the railway lines and within close proximity of Clapham North Underground Station and

Clapham High Street. The 0.4ha application site is located in the south of the estate, comprising

three parcels of land. Existing uses within the site include a disused housing office, estate garages,

community hall and play space.

This application has been submitted in pursuit of the discharge of a Section 106 obligation with

regard to the off-site delivery of affordable housing attached to an outline planning permission on the

Nine Elms Sainsbury’s land at 62 Wandsworth Road, London. The development thereby seeks to

demolish all buildings within the application site to deliver 55 social rented units in three separate

residential buildings, a new community centre and associated landscaping.

The application has been subject to detailed pre-application discussions through the Council’s

Planning Performance Agreement process. The scheme was presented to the Council’s Strategic

Panel and the PAC Members Technical Briefing as part of this process. Officers have assessed the

proposals in relation to national, strategic and local policies contained within the NPPF, London Plan

and the Lambeth Local Plan 2015.

The scheme provides a mix of 1, 2 and 3 bedroom units which have been informed by the council’s

housing department and the proposed layout of the buildings. The proposed mix of dwellings is

broadly in line with Local Plan policy.

The development would provide a good quality residential environment for future occupiers, ensuring

that levels of private and communal amenity space not only accords with but exceeds policy

requirements. The scheme would accord with policy in terms of density as well as exceeding the

internal space requirements set out in the Government’s Technical Housing Standards. All of the

proposed units will achieve a dual aspect, giving appropriate levels of outlook and daylight and

sunlight. In terms of noise and vibration from the adjoining railway line, it has been confirmed that

the site is suitable for the provision of new residential accommodation, subject to mitigation

measures in the design of buildings. Given the constrained nature and shape of the site, there is a

small shortfall in terms of on-site play space. As such, a financial contribution towards the provision

of new play space within the estate would be secured via planning obligation.

The proposed development is supported in design terms, particularly in its layout which relates to

the existing estate and enables the adjoining sites to come forward in any future masterplan. The

design of buildings are robust in character and subject to conditions requiring further information on

detailing and materials would achieve a high quality level of development.

The site has an existing community hall which is a well-used facility by residents of the Fenwick

Estate. The design of the new community centre is considered to offer a vastly improved facility both

through the provision of double height hall, as well as siting the service element along the side of the

main hall. This enables the hall to be divided in two and used simultaneously by two different groups.

The proposals also include an area of outdoor amenity space at the rear of the building. An

application to vary the Nine Elms Sainsbury’s S106 to allow for the replacement community hall to

be funded from the affordable housing contribution is reported elsewhere on this agenda.

The impact of the development on the existing residential amenity is acceptable in terms of outlook,

privacy and noise. However, given the existing nature of the site compared to the proposed

development there are some impacts in terms of daylight and sunlight, although the reductions seen

would still leave levels of daylight and sunlight that would be considered acceptable in an urban

context.

In terms of transport, the development is car-free as it will not create any additional car parking

spaces and all new residents would be exempt from applying for parking permits. Provisions are

made for wheelchair parking and spaces for the replacement community centre. The amount of cycle

parking proposed across the scheme meets the London Plan requirement. The refuse and recycling

arrangements similar to the existing arrangements for the estate are supported. The proposals are

also considered acceptable in terms of energy and sustainability, air quality, ecology, land

contamination and flood risk.

Finally, the development would be subject to a range of Section 106 obligations that would

reasonably mitigate the impacts of the development upon local infrastructure. The package of

Section 106 contributions has been negotiated having full regard to the nature of the development,

to the normal expectations conferred upon developers by the various planning policy documents,

and to the statutory tests for Section 106 obligations set out in the Community Infrastructure Levy

Regulations 2010.

As such the scheme would deliver a range of public benefits through the provision of well-designed

social housing units and a vastly improved replacement community hall, as well as making a

significant contribution towards the future regeneration of the estate. The application is therefore

recommended for approval, subject to conditions and completion of a legal agreement in accordance

with the presumption in favour of sustainable development conferred upon Local Planning Authorities

by the National Planning Policy Framework (NPPF).

OFFICER’S REPORT

Reason for referral to PAC: The application is reported to the Planning Applications

Committee in accordance with (1) (i), (ii) and (iii) of the Committee’s terms of reference

as it relates to a major application for the provision of more than 10 residential

dwellings.

1 BACKGROUND

1.1 This application has been submitted in pursuit of the discharge of a Section 106 obligation

with regard to the off-site delivery of affordable housing attached to an outline planning

permission (11/02326/OUT, granted 29.05.2012) on land at 62 Wandsworth Road, London

(‘Sainsbury’s scheme’), which forms part of the Vauxhall Nine Elms Battersea Opportunity

Area (VNEBOA).

1.2 The Sainsbury’s scheme was submitted as a ‘hybrid’ application and included a two phase

development (part outline/part detailed application). The proposals comprised a replacement

Sainsbury’s store, an education facility, community and office uses and 645 housing units

(including 144 affordable units equating to 20% of the total units) and was resolved to be

granted permission at PAC on 29 May 2012.

1.3 Of the 144 affordable units, 86 would be social rented and 58 would be intermediate. All the

86 social rented and 6 of the intermediate units were to be provided within the outline part of

the application. This part of the application was submitted in outline because it was located

on the possible future site of the new Nine Elms NLE station. At the time of the application it

was not known whether the NLE would proceed or not. Therefore, this part of the site was

applied for in outline including a box at ground level that could accommodate the station, or

an alternative use should the station not proceed, with 92 units of affordable accommodation

above.

1.4 After the PAC resolution it gradually became clear that the NLE and the station at Nine Elms

were likely to be built and that TfL were unlikely to hand the site back to Sainsbury’s to enable

them to complete their development. As the timescale for delivery of the Over Station

Development (OSD) became clearer conversations began between TfL and officers in

Planning and Housing on the possibility of providing the 92 affordable housing units, or their

equivalent, due to form part of the OSD on an alternative site. This would have the advantage

of delivery ahead of the completion of the NLE station, and the delivery of homes more

suitable to housing need.

1.5 The option of off-site provision was approved at Committee in June 2013. The number of

units was not specified so as to allow for flexibility in provision. This would allow for an

alternative mix to be provided that might include larger family units for example. The S106

agreement capped the affordable housing contribution at £11.9m as this was independently

assessed as the cost of providing the units on the Sainsbury’s site.

1.6 In February 2014 it was determined by the Cabinet Member for Housing and Regeneration

that the location for this off-site housing would be the three ‘opportunity sites’ at Fenwick

estate. This was approved by the Better Homes Board in March 2014 and recommended for

approval by AIMG on 22nd July 2014. The report noted that although the target for Sainsbury

is up to 92 affordable homes, it is limited by a cap to around £12m (figure to be verified by

independent consultant). Therefore the number of new homes could be less as the proposal

includes a re-provided community centre and the Council may prefer some larger family

homes.

1.7 In parallel with the preparation of this planning application, the Council is about to commence

upon developing a masterplan for the wider Fenwick Estate Regeneration Project. Whilst this

application does sit outside the current brief for the masterplan it is envisaged that these

proposals are highly likely to constitute the first phase of the wider estate regeneration. The

new buildings would allow for the decanting of existing residents on the Estate, which would

in turn enable the construction of a subsequent phase of development as part of the

regeneration programme.

2 SITE AND SURROUNDINGS

Site Context

2.1 Fenwick Estate is in the Larkhall Ward - a north, central location within the Borough. The

estate is positioned to the north of the Overground railway lines and within close proximity

(100m east) of Clapham North Underground Station and Clapham High Street.

2.2 The estate comprises approximately 431 residential units across 11 blocks which were built

during the 60’s and 70’s. The blocks are all of a similar character, but vary significantly in

form and size, with small additions to some of the blocks being made in recent years.

Figure 1: Aerial image of the Fenwick Estate (facing north)

2.3 The application site runs along the side of the railway line and comprises three parcels of

land within the estate, Site’s A, B and C. These are shown on Figure 2.

Figure 2: Site Location Plan showing Site’s A, B, & C.

Application Sites

2.4 Site A: This area is located along College Grove and consists of prefabricated single storey

buildings with a small area of car parking (for two vehicle). The buildings were previously

occupied by the estate’s housing office (Class B1a) but have been vacant since 2012. There

is a communal garden area in the east of the site which is used by the existing residents of

the estate.

2.5 Site B: This area is currently occupied by a single storey bricked block of nine garages, which

are accessed off Cottage Grove. At the rear of the site is a small triangle of lawn which is

fenced, but open to the public and accessed by a small pathway from Cottage Grove.

2.6 Site C: This area is currently occupied by Fenwick Hall - a single storey community centre,

measuring 270sq.m. Also within the site is an area of parking, some patches of lawn and a

children’s playspace. The area can be accessed from either Willington Road or a pathway

from Site B.

Surrounding area

2.7 To the west of the Estate, around the Underground station is a range of mixed-use and

commercial buildings. These offer services such as supermarkets, post offices, schools,

doctors surgeries, bar and restaurants.

2.8 To the north, along Landor Road, is Victorian housing. On the other side of the railway tracks

lies 19th century terraced housing and along Bedford Road are two new large residential

blocks which are nearing completion.

Policy designations, accessibility and constraints

2.9 Other than being a Lambeth Council housing estate, the application site has no policy

designations. On the opposite side of the railway tracks (to the south of the site) is the

Ferndale Road Conservation Area (CA46).

2.10 The site is well served by public transport. Clapham North Underground (Northern Line) and

mainline stations are within 400m, as are various bus routes. The eastern end of site achieves

a PTAL of 6a (excellent), but reduces to level 4 (moderately accessible) towards Willington

Road in the east.

2.11 In terms of parking, the Estate is within Controlled Parking Zone (CPZ) Brixton B. There are

144 parking spaces allocated as either Permit Holder Only (PHO) or PHO / pay & display

spaces, six disabled spaces and 117 yellow line spaces across the whole estate. There is a

total of 20 designated parking spaces (including 2 disabled spaces) across the site, nine of

these parking spaces are in garage block on Site A.

Site Photos

1) Site A, image showing the vacant housing offices

2) Site A (on the left of the image) along Cottage Grove facing west

3) Site B & front of elevation 22-44 Cottage Grove (facing south)

4) View north from Site B’s boundary

5) Garages within Site B (facing north)

6) View along Cottage Grove looking west from Site B

1 2

3 4

5 6

7) Access into Site C from Wilmington Road

8) Site C with play space in the foreground and community hall behind

7 8

3 PROPOSALS

3.1 The proposals seek to demolish all of existing buildings on each of the three sites to provide

55 social rented units (11 x 1 beds, 23 x 2-beds and 21 x 3-beds) in three separate residential

blocks, a new community centre and landscaping.

Figure 3: Proposed site layout and landscaped areas

Site A

3.2 This site accommodates Building A, measuring 6 storeys in height and providing 23

apartments (2 x 1-bed, 12 x 2-beds and 9 x 3-beds). The core of the building is central within

the plan and contains two lifts. The plant room is proposed on the ground floor. In terms of

layout, Site A would provide a communal garden of 183sq.m and external cycle store in the

northwest corner.

2.3 The existing communal gardens to the east of the building are proposed to be enhanced

through landscaping and planting for both existing and new residents.

Figure 4: CGI of Building A looking west, from outside 105-125 Cottage Grove

Figure 5: Front elevation of Building A looking south from outside 105-125 Cottage Grove

Figure 6: Proposed ground floor of Building A

Figure 7: Typical Upper Floor Plan (left) and Sixth Floor Plan (right)

Site B

3.4 This site accommodates Building B, which is part 3, part 7 storeys in height and would provide

23 apartments (7 x 1-bed, 9 x 2-beds and 7 x 3-beds). These include 4 wheelchair adaptable

units. The entrance lobby would open onto Cottage Grove and the core is off centre in plan

form and contains two lifts. The core of the building has an atrium which runs through the full

height of the building and offers daylight and ventilation.

3.5 A communal garden of approximately 83sq.m is proposed to west of Building B. An external

cycle storage building is proposed within this space.

Figure 8: CGI of Building B looking south, from outside 22-44 Cottage Grove

Figure 9: Proposed ground floor of Building B

Figure 10: Proposed First / Second Floor (left) and Typical Upper Floor

Site C

3.5 The site is accessed of Willington Road and would deliver a mews style building (Building C).

Building C measures 2 and 3 storeys in height and would provide 9 units (2 x 1-bed, 2 x 2-

bed and a row of 5 x 3-bed townhouses with rear gardens). The ground floor units all have a

front door and a kitchen facing the new mews street (proposed to be hard landscaped).

3.6 Site C accommodates the new community hall with a total floorspace of 294sq.m. In addition

to the double height main hall of 184.6sq.m the building has been design to include an office,

kitchen and toilet facilities. A garden space would be provided at the rear of the community

hall.

Figure 11: CGI of Building C and new community hall from site entrance off Wilmington Road

Figure 12: Ground Floor Plan of Building C and the new community hall.

Figure 13: Proposed layout of the townhouses within Building C.

Amendments

3.9 During the course of the assessment clarification was sought in respect of certain issues and

a number of minor amendments have been made to the proposals. Updated plans and

additional documents were submitted on 22 December 2015. On the whole the amendments

and clarifications related to:

- Removal of the roof covering the bin store at Building C;

- Addition of obscured panel to ground floor flat within Building A & B;

- Information on the adjacency between Building B and 46-76 (even) Cottage Grove;

- The retention of a Tree of Heaven (tree no. T6) within Site C;

- The provision of permeable paving in the rear gardens at Block C

- Details of the mews entrance gate access;

3.10 The amendments are not material changes to the proposals and therefore did not require a

further period of consultation. All amendments have been reflected in the list of plans and

documents for approval.

4 RELEVANT PLANNING HISTORY

Planning Applications

4.1 As identified above, this planning application has been submitted pursuant to a Section 106

obligation with regard to the delivery of off-site affordable housing attached to an outline

planning permission (11/02326/OUT) on land at 62 Wandsworth Road, London (‘Sainsbury’s

scheme’).

4.2 Planning permission was granted in 2006 on Site B for the demolition of existing garages and

the refurbishment of existing ball games area, with new football and basketball facilities,

installation of new boundary fencing and gates and hard and soft landscaping and lighting

(ref: 06/02934/RG3).

4.3 Following a search of Lambeth’s planning database there appears to be no other planning

applications which are relevant to the application site.

Pre-application discussions/design review

4.4 This application is subject to a Planning Performance Agreements (PPA), which set out an

agreement between the Agent/Applicant and the Local Planning Authority on how the pre-

application and application processes are to be managed, thereby ensuring all relevant

issues are ‘front-loaded’ prior to the planning application submission.

4.5 As part of this agreement, a series of pre-application meetings took place to discuss the

proposals as they developed over a period of 10 months. In addition, a number of formal

panels were also convened to review the progression of the scheme. As such, the scheme

was referred to the Council's Strategic Sites Panel in March 2015. The application was also

subject of a Technical Briefing to the current Planning Applications Committee Members on

11 January 2016.

5 CONSULTATIONS

Statutory and External Consultees

5.1 Transport for London (TfL) (19/10/2015):

‘As the site is not located on either the Transport for London Road Network (TLRN) or the

Strategic Road Network (SRN) in this instance TfL has no comments to make.’

5.2 Metropolitan Police - Designing Out Crime (22/10/2015)

No in principle objections, but raise the following comments in respect of the proposals:

Blocks A, B & C

Secure residential foyer recommended - either incorporating secondary access controlled

doors to mitigate potential for tailgating into private areas or secure access control to the lifts

& stairs. There is a significant risk of graffiti occurring on this building and those situated close

/ overlooking the railway line. Graffiti mitigation measures are recommended.

Communal Gardens

Block A has communal gardens on each end of the building, the east garden enjoys minimal

overlooking and surveillance - due to lifts, bin store and stairwells being located on this wall.

Is this communal garden for the use of new residents only? If not surveyed and left unlocked

at night it could become vulnerable to ASB and nuisance.

Boundary treatment, gates and external cycle storage should meet SBD minimum standards.

If rear boundaries abut public footpaths I recommend that trellis is incorporated on top of at

least 1.8m high robust fencing.

Community Centre

What is the fire strategy regarding this building / use?

Does the adjoining block remain self-contained?

Audio visual access control system is recommended for this centre. It should be designed to

enable staff to operate it and secure the doors from the office or hall. This is for lone worker

and youth worker safety.

Should you decide to grant planning permission for this proposal, I recommend the following

to mitigate the above issues:

- A requirement for each block and the Community centre to incorporate relevant design

principles and minimum standards for physical protection, as detailed in Secured by Design

New Homes/ 2014 - (or subsequent revisions) - this should include external communal

lighting to meet the standards set out in BS 5489 - 1 2013 (appropriate paragraph for use)

- With regard to the Community Centre and adjoining houses, the applicant submits a crime

prevention strategy to show how they will mitigate potential dual use conflicts and the ongoing

crime and community safety issues that are prevalent in this area.

5.3 Thames Water (19/10/2015):

Waste Comments

Thames Water would advise that with regard to sewerage infrastructure capacity, we would

not have any objection to the above planning application.

With regard to surface water drainage it is the responsibility of a developer to make proper

provision for drainage to ground, water courses or a suitable sewer. In respect of surface

water it is recommended that the applicant should ensure that storm flows are attenuated or

regulated into the receiving public network through on or off site storage. When it is proposed

to connect to a combined public sewer, the site drainage should be separate and combined

at the final manhole nearest the boundary. Connections are not permitted for the removal of

groundwater. Where the developer proposes to discharge to a public sewer, prior approval

from Thames Water Developer Services will be required. Reason - to ensure that the surface

water discharge from the site shall not be detrimental to the existing sewerage system.

Water Comments

On the basis of information provided, Thames Water would advise that with regard to water

infrastructure capacity, we would not have any objection to the above planning application.

Thames Water however recommend the following informative be attached to this planning

permission; ‘Thames Water will aim to provide customers with a minimum pressure of 10m

head (approximately 1 bar) and a flow rate of 9 litres/minute at the point where it leaves

Thames Waters pipes. The developer should take account of this minimum pressure in the

design of the proposed development.’

Adjoining owners/occupiers

5.4 Letters were sent to all adjoining properties and wider neighbours (49) on 25/09/2015. In

addition, site notices (x5) were displayed around the site from 16/10/2015 to 06/11/2015, and

the application was advertised in the local paper (Weekender Press) on 16/10/2015.

5.5 In response to the initial consultation a total of six representation have been received from

local residents (5 letters of objection and one letter of support). A summary of the concerns

raised is set out below:

Summary of objections Response

Design

The existing properties are low rise and the

proposed design is not in keeping with the rest of

the buildings.

Please refer to Section 6.2 which provides an

assessment of the scheme’s design.

The redevelopment proposal does not take into

consideration current residential density in the

area.

Please refer to paragraph 6.3.2 to 6.3.2 which

assesses propose level of density.

Amenity

The submitted daylight / sunlight report fails to

take into account the issues of light from 7 storey

tower block on 46-72 Cottage Grove houses

which is three times higher than the present

house and completely overwhelming. The report

should be independently assessed.

Please refer to Section 6.5 which provides a

detailed assessment on daylight and sunlight to

neighbouring properties and amenity spaces.

The new buildings will be overbearing by reason

of its size and enclose the residence of Cottage

Grove.

Please refer to paragraphs 6.8.2 to 6.8.5 which

assesses the proposal’s impact on outlook.

The proposed development, through increasing

the number of families within the estate would

increase noise pollution.

The scheme has been designed to minimise

an increase in noise pollution within the estate

through the design of buildings and the siting

of public and private amenity spaces.

Management plans are proposed for

refuse/recycling, servicing and the use of the

community centre and would ensure that any

noise disturbance is managed.

The proposed windows positions in Buildings B &

C will overlook neighbouring properties and

gardens, hampering the privacy of residents.

Please refer to paragraphs 6.8.2 to 6.8.5 on

which assesses the impact which the new

buildings would have on privacy.

Transport

Where is the car parking being provided for the

new occupants?

The development is proposed to be car-free.

Car parking spaces are proposed for the six

disabled units.

How do you hope to stop the roads being blocked

with traffic and problems with parking by visitors?

The roads are not wide enough as it is for the

traffic.

Please refer to paragraph 6.9.7 on trip

generation.

The proposals would have an unacceptable

impact upon the public transport network,

Please refer to Section 6.9 which assesses the

transport and servicing implications of

development.

Trees, play space and landscaping

The new building would result in the loss of a 80’

Robina Acacia Frisia tree which would offer

provide a level of privacy and screening from the

proposed Building C and deaden the sound from

trains.

Please refer to paragraph 6.11.3 in respect of

the proposed loss of trees.

The scheme proposes to build on the garden with

play area. Where is this being provided in the

scheme for the large public need for open

spaces? It is not acceptable to remove green

areas.

Please refer to Section 6.4 on amenity and play

space

The proposals for the new housing remove new

good quality timber play equipment installed 2

years ago on the community centre site at the

request of the TRA. The proposals discuss the

play strategy and mention relocation of the play

equipment but do not say where the play

equipment is to go. This is the only play

equipment suitable for children over the age of 5

on the estate and it is crucial that a play space for

5 - 10 year olds is maintained within the estate

Please refer to Section 6.4 on amenity and play

space

boundary.

A landscape condition for full detailed design of a

new play space for 5 -10 years within the estate

should be included in the planning consent. In

addition 106 funding should be identified to

ensure that the existing older under-fives play

area can be refurbished to meet the demands of

a higher population density on the estate.

The play strategy mentions good quality hard

landscape as a play feature - this is only

successful within a soft landscape setting and

with some active play facilities for very young

children in the courtyards - the architects should

refer to Design for Play for guidance. There are

no examples given or layouts for play spaces.

Please refer to Section 6.4 on amenity and play

space

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 The National Planning Policy Framework was published in 2012. This document sets out the

Government’s planning policies for England including the presumption in favour of

sustainable development and is a material consideration in the determination of all

applications.

5.3 The development plan in Lambeth is the London Plan (2015) and the Lambeth Local Plan

(September 2015).

5.4 The current planning application has been considered against all relevant national, regional

and local planning policies as well as any relevant guidance. Set out below are those policies

most relevant to the application, however, consideration is made against the development

plan as a whole.

5.5 The London Plan (2015)

Policy 1.1 Delivering the strategic vision and objectives for London

Policy 2.1 London in its global, European and United Kingdom context

Policy 2.2 London and the wider metropolitan area

Policy 2.3 Growth areas and co-ordination corridors

Policy 2.9 Inner London

Policy 3.1 Ensuring equal life chances for all

Policy 3.2 Improving health and addressing health inequalities

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 3.7 Large residential developments

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 onschemes

Policy 3.13 Affordable housing thresholds

Policy 3.14 Existing housing

Policy 3.15 Coordination of housing development and investment

Policy 4.2 Offices

Policy 5.1 Climate change mitigation

Policy 5.2 Minimising carbon dioxide emissions

Policy 5.3 Sustainable design and construction

Policy 5.4A Electricity and gas supply

Policy 5.5 Decentralised energy networks

Policy 5.6 Decentralised energy in development proposals

Policy 5.7 Renewable energy

Policy 5.8 Innovative energy technologies

Policy 5.9 Overheating and cooling

Policy 5.10 Urban greening

Policy 5.11 Green roofs and development site environs

Policy 5.12 Flood risk management

Policy 5.13 Sustainable drainage

Policy 5.14 Water quality and wastewater infrastructure

Policy 5.15 Water use and supplies

Policy 5.16 Waste net self-sufficiency

Policy 5.17 Waste capacity

Policy 5.18 Construction, excavation and demolition waste

Policy 5.21 Contaminated land

Policy 6.1 Strategic approach

Policy 6.2 Providing public transport capacity and safeguarding land for transport

Policy 6.3 Assessing effects of development on transport capacity

Policy 6.4 Enhancing London’s transport connectivity

Policy 6.5 Funding Crossrail and other strategically important transport infrastructure

Policy 6.7 Better streets and surface transport

Policy 6.9 Cycling

Policy 6.10 Walking

Policy 6.13 Parking

Policy 7.1 Lifetime neighbourhoods

Policy 7.2 An inclusive environment

Policy 7.3 Designing out crime

Policy 7.4 Local character

Policy 7.5 Public realm

Policy 7.6 Architecture

Policy 7.8 Heritage assets and archaeology

Policy 7.14 Improving air quality

Policy 7.15 Reducing and managing noise, improving and enhancing the acoustic

environment and promoting appropriate soundscapes

Policy 7.18 Protecting open space and addressing deficiency

Policy 7.19 Biodiversity and access to nature

Policy 7.21 Trees and woodlands

5.6 Lambeth Local Plan (September 2015)

D1 (Delivery and monitoring)

D2 (Presumption in favour of sustainable development)

D3 (Infrastructure)

D4 (Planning obligations)

H1 (Maximising housing growth)

H2 (Delivering affordable housing)

H4 (Housing mix in new developments)

H5 (Housing standards)

H8 (Housing to meet specific community needs)

ED2 (Business, industrial and storage uses outside KIBAs)

ED14 (Employment and training)

S1 (Safeguarding existing community premises)

S2 (New or improved community premise)

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 (Decentralised energy)

EN4 (Sustainable design and construction)

EN5 (Flood risk)

EN6 (Sustainable drainage systems and water management)

EN7 (Sustainable waste management)

Q1 (Inclusive environments)

Q2 (Amenity)

Q3 (Community safety)

Q5 (Local distinctiveness)

Q6 (Urban design: public realm)

Q7 (Urban design: new development)

Q8 (Design quality: construction detailing)

Q9 (Landscaping)

Q10 (Trees)

Q12 (Refuse/recycling storage)

Q13 (Cycle storage)

Q15 (Boundary treatments)

Q22 (Conservation areas)

5.7 Other Guidance

The following other guidance is also considered relevant to the application proposal:

Regional

Planning for Equality and Diversity in London (October 2007);

Use of planning obligations in the funding of Crossrail, and the Mayoral Community

Infrastructure Levy (April 2012);

Shaping Neighbourhoods: Play and Informal Recreation (September 2012);

Housing Supplementary Planning Guidance (November 2012);

Draft Interim Housing Supplementary Planning Guidance (May 2015);

Sustainable Design and Construction Supplementary Planning Guidance (April

2014);

London Planning Statement (May 2014);

The control of dust and emission during construction and demolition (July 2014);

Accessible London – Achieving an Inclusive Environment (October 2014); and

Lambeth

Brixton SPD (June 2013);

Refuse and Recycling Storage Design Guide (July 2013);

Waste and Recycling storage and collection requirements – Technical specification

for Architects and Developers (October 2013);

Approved CIL Charging Schedule (1st October 2014); and

Lambeth Regulation 123 List (1st October 2014).

5.8 Technical Housing Standards: In March 2015 the Government published a set of national

space standards for new residential dwellings. These standards came into force on 1st

October 2015 and form part of the assessment of residential quality.

6 PLANNING ASSESSMENT

6.1 Land Use

6.1.1 The scheme proposes the residential redevelopment of the application site, comprising the

demolition of all extension buildings and structures and the provision of 55 social rented

homes within three buildings and a replacement / new community hall of 294sq.m. The

proposals are considered further in land use terms below.

6.1.2 Existing land use - Employment

Site A has a group of single storey temporary buildings (with an internal area of 303sq.m)

which were previously used as a council housing office (Class B1a) for the estate and the

wider area. These buildings have remained vacant for the last three years following the

council’s decision to rationalise their housing offices in a single location.

6.1.3 Local Plan Policy ED2 (Business, industrial and storage uses outside KIBAs) seeks to resist

the loss of land or floorspace in business use unless there is clear and robust evidence to

suggest that there is no demand for the floorspace. The policy further states that exceptions

will apply where the proposal secures major planning priorities for which there is a

demonstrable need.

6.1.4 As mentioned above, the site has not been used as local housing office for a number of years

and the quality of the accommodation is not considered suitable for modern office occupiers.

The council recently investigated the possibly of basing some of the estate regeneration team

there, however significant work would have been required to buildings in order to provide

suitable office accommodation. Furthermore, the scheme would deliver 23 new social rented

units on the site – the delivery of affordable housing is one of the council main priorities.

Taking these factors into account, the loss of 303sq.m is in this instance considered to be

acceptable.

6.1.5 In accordance with Local Plan Policies D4 (Planning Obligations) and ED14 (Employment

and Training) the Council will secure a package of measures for local labour in construction

and general employment and training either through on-site initiatives and/or through

appropriate financial obligations. Details of these obligations will be set out in Section 12 of

this report.

6.1.6 Proposed Residential Use / Affordable Housing unit mix

The delivery of new homes is considered a priority for Lambeth, as such the principle of

residential use on this site is considered acceptable by virtue of London Plan Policies 3.3

(Increasing Housing Supply) and 3.4 (Optimising Housing Potential), Local Plan Policy H1

(Maximising Housing Growth).

6.1.7 Local Plan Policy H1 seeks to maximise delivery of new housing in Lambeth over the next

10 years. The London Plan sets a target for Lambeth to deliver a minimum of 15,594 new

homes in this period, equating to 1,559 new homes a year. Furthermore, Lambeth Housing

have made a pledge to delivering 1,000 new homes across the existing housing estates

within Borough over the next five years.

6.1.8 As mentioned above, Fenwick Estate is currently out to public consultation with regard to

masterplanning the wider estate for the delivery of new housing, community uses, improved

public open space and play facilities. The application site has been identified by the council

as a suitable location for the provision of new social housing and would assist with spurring

the wider regeneration of the estate. The proposals are therefore supported by Development

Plan policies.

6.1.9 Local Plan Policy H2 (Delivering affordable housing) seeks to maximise the delivery of

affordable housing in the borough. Policy H4 (Housing mix in new developments) makes

clear that an appropriate mix of dwellings should be provided to meet current and future

housing needs. In terms of affordable housing, the policy sets a preferred mix, in which not

more than 20% of dwellings should 1 bedroom units, 20%-50% should be 2 bedroom units

and 40% should be 3 bedroom or more units.

6.1.10 The scheme provides 55 social rented units across three buildings to a mix of 11 x 1 beds

(20%), 23 x 2-beds (42%) and 21 x 3-beds (38%). This mix of units has been informed by

the council’s housing department and the proposed layout of the buildings and is broadly in

line with local plan policy as it seeks to maximise the number of 3-bed family units.

6.1.11 The Council is seeking to retain ownership of all the residential units and can therefore

manage the stock as necessary to meet specific housing needs as they arise, again in the

spirit of Policy H2. A S106 clause is recommended to control the tenure and ownership of

units.

6.1.12 Community Use

At a strategic level, London Plan Policies 3.16 (Protection and enhancement of social

infrastructure), seek to protect existing community uses and support proposals for additional

and improved community uses in accessible locations. Local Plan Policy S1 (Safeguarding

existing community premises) seeks to safeguard existing premises for community uses

(within Classes D1 and D2), while Policy S2 (New or improved community premises) supports

the provision of new or improved facilities in accessible locations that are designed to be

flexible and adaptable in the longer term.

6.1.13 Site C has an existing community hall which is a well-used facility by residents of the Fenwick

Estate and the local area for various classes and functions. The existing community hall has

a total internal area of 290sq.m and is single storey with a floor to ceiling height of

approximately 3 metre. All of the service functions of the community hall (kitchen and offices)

are located at one end of the building, around the main entrance.

6.1.14 The application proposes a replacement community hall (measuring 294sq. m) within Site C

– established to be the preferred location for the hall by local residents through public

consultation events in preparation of the planning application. The massing of the new

community facility is split into parts, a two storey height hall and single storey service area.

The design of the building is considered to offer a vastly improved facility both through the

provision of double height hall, as well as siting the service element along the side of the

main hall. This enables the hall to be divided in two and used simultaneously by two different

groups. The proposals also include a 174sq.m area of outdoor amenity space at the rear of

the building which can be accessed or used in connection with, or independently from, the

community hall.

6.1.15 As such, in policy terms the provision of new community facilities on this site is considered

acceptable in line with policies S2 in the Lambeth Local Plan SPD.

6.2 Design

6.2.1 The layout of the proposed development and scale and massing of new buildings has been

subject ongoing pre-application discussions between the council and applicants since 2014.

The estate is not located within a designated conservation area, however the council require

a high level of design quality to be achieved through Local Plan Policies Q5 (Local

distinctiveness), Q6 (Urban design: public realm), Q7 (Urban design: new development) and

Q8 (Design quality: construction detailing) primarily.

6.2.2 The application site is located in the southernmost part of the Fenwick Estate and is bound

by buildings which vary in height; the single storey garage adjoining the west boundary of

Site A, two storey residential blocks along the south side of Cottage Grove and a four storey

block along Wilmington Road. On the north side of Cottage Grove are four storey blocks.

6.2.3 In formulating the proposed layout and orientation of the development, the general siting of

buildings and amenity spaces are considered to relate well to existing layout of the estate.

Careful consideration has also been given to ensure that the scheme would not restrict

adjoining sites from being redeveloped in the future as part of Lambeth’s estate regeneration

programme which is encouraging.

Figure 14: Image from Design and Access Statement showing proposed building heights.

Site A and Site B

6.2.4 Building’s A & B would be taller than the existing residential blocks within the estate through

being seven storeys at their highest point. Officers are however content that the proposed

scale and massing of these buildings provides an appropriate level of development given

their siting along the railway line. It is also worth noting that scale, height and massing on the

western end of Building B has been designed to relate to the two storey block along Cottage

Grove (22‐44 Cottage Grove).

6.2.5 Both Building’s A & B would also ensure that the street frontages are animated and activated

through providing generous entrances and being overlooked by windows and amenity spaces

serving new dwellings. To ensure that there would be no visual clutter from the storage of

items on balconies serving ground floor flats fronting Cottage Grove the scheme was

amended to include screening along proposed balustrade.

6.2.6 To the south of railway line is the Ferndale Road Conservation Area (CA46) and Building’s A

& B would be visible from within the conservation area. However, proposed design quality of

the buildings respond well to the wider area and would not have a harmful impact of the

setting of the conservation area, in line with Local Plan Q22 (Conservation areas).

6.2.7 The proposed appearance and materials of Building’s A & B have been carefully considered

by the architects who have been responsible for many high quality estate regeneration

projects across London. These taller building have been designed to demonstrate simple

high quality brick facades, robust precast opening surrounds, building plinths and generous

inset balconies, an approach supported by officers.

Site C

6.2.8 Turning to Building C within Site C, the scale of the proposal has been designed to have

regard to the two storey block to the rear of the Site. The new building also offers adequate

separation between these properties through having their rear gardens abutting existing rear

gardens and angling the mews end of the building away. Officers had concerns that there is

a risk of the area outside the hall and mews properties being misused for parking by users of

the hall. The presence of a well-designed 1m high gate would protect the mews street from

parking and allow it to remain a pedestrian space with amenity. The remaining layout, with

its disabled parking bays still allows for vehicular access.

6.2.9 Building C is a contemporary interpretation of the traditional London mews house with a

regular rhythm of openings and entrances designed with a flush façade. The established

material palette will build upon the surrounding housing to allow the new build elements to sit

comfortably in context and connect to the urban grain.

6.2.10 Through public consultation exercises by the applicants with existing residents of the estate

it was established that they support the provision of the community hall within Site C. To

ensure that this new facility responds to the block at 62‐74 & 112‐124 Willington Road the

single storey element of the hall has been located on the site’s boundary. The provision of

an amenity space at the rear of the hall also ensures that there would be adequate separation

distances with 46‐76 Cottage Grove.

6.2.11 The community hall is intended to be a simplistic and flexible space with good daylight levels.

The design will be distinct from the other proposed buildings which is acceptable given that

it offers a different use. The same style of windows are however proposed, enabling it to

relate to the other new buildings. Glass planks that will provide both diffused natural light into

the centre and good sound blocking properties will provide high-level glazing.

6.2.12 Secured by Design

In accordance with London Plan Policy 7.3 and Local Plan Policy Q3 and as part of the pre-

application process, the applicant has taken into consideration the Metropolitan Police’s

Designing Out Crime Officer officers comments in an attempt to design out opportunities for

crime wherever practicable. The scheme has incorporated a range of design principles in

order to promote natural surveillance and ensure the scheme meets the principles of Secured

by Design.

6.2.13 The scheme will be required to install an access control system for each block along with

secure residential foyers/secure access to lifts/stairs, including CCTV where appropriate. In

accordance with comments made by the Designing Out Crime Officer the proposals are

considered to be acceptable, subject to conditions to secure compliance with the principles

of Secured by Design and the provision of a Crime Prevention Strategy.

6.2.14 Design summary

Officers are supportive of the proposed development in design terms, particularly in its layout

which relates to the existing estate and enables the adjoining sites to come forward in any

future masterplan. The design of buildings is robust in character and subject to conditions

requiring further information on detailing and materials would achieve a high quality level of

development.

6.3 Standard of residential accommodation

6.3.1 Density

London Plan Policy 3.4 (Optimising Housing Potential), supported by Local Plan Policy H1

(Maximising housing growth) seek to optimise development densities based on local context,

character and accessibility. The east part of the site (Site A) has a PTAL of 6a while the

southern end of the site by Willington Road (Site C) falls to level 4. In accordance with Table

3.2 in the London Plan the site would be considered as ‘urban’ in character. As such, a

development within the range of between 45-185 units per hectare or 200-700 habitable

rooms per hectare is generally considered to be appropriate.

6.3.2 The scheme seeks to optimise densities at the east end of the site, with a clear reduction in

scale (partly influenced by local character) towards the west. Overall, officers have calculated

that the scheme achieves a density of 124 units per hectare or 395 habitable rooms per

hectare. It is therefore considered that the density is acceptable, given the quality of the

scheme being brought forward, the extent of the site and the Council’s future plans for estate

regeneration across Fenwick Estate.

6.3.2 Technical Housing Standards

As of 1st October 2015 new technical standards are to be applied to new residential

development. These standards replace those previously set out in London Plan Policy 3.5.

The proposed development meets and in places exceeds all relevant standards, including

internal minimum space standards and floor to ceiling heights for all residential dwellings. All

55 units would provide dual aspect accommodation (as per the London Plan definition) in

accordance with Local Plan Policy H5 (Housing Standards).

6.3.3 The proposals are considered to be acceptable in terms privacy through the positioning of

windows in relation to both existing buildings within the estate and the development itself.

6.3.4 In terms of outlook, the vast majority of properties would experience an excellent level of

outlook to windows serving habitable rooms and private amenity spaces. There are however

two ground floor units within Building A which are located within very close proximity (4.2m)

to the 5 metre high retaining wall of the railway which would impact upon the level of outlook

from windows serving habitable rooms (bedrooms). This is illustrated below in Figure 15.

Figure 15: Section through Building A (left) and raised ground floor 2-bed units at the rear of

Building A (right)

6.3.5 To address this issue the architects have designed the layout of these dwellings to ensure

that the primary windows serving living rooms front areas of open space (see Figures 15, 16

and 17) and raised by 0.75m the floor levels to enable a very good level of daylight and

sunlight to reach these rooms. To ensure that the space between Building A and retaining

wall of the railway is not bookended by the bike store, and to improve the outlook from balcony

serving Unit BA-03-03 on the ground floor of the building, officers require this to be

repositioned within the communal amenity space through a condition. Taking all these factors

into consideration, officers are satisfied that these properties would provide an acceptable

quality of accommodation.

Figure 16: Sketch showing the relationship between the raised ground floor flat unit at the rear of

Building A and the adjacent reatianing wall to the railway.

Figure 17: Sketch showing the living/kitchen/dining room in relation to the railway retaining wall and

communal garden.

6.3.6 Under the new National Technical Standards, London Plan Policy 3.8 (Housing Choice) is to

be interpreted so that the current standards relating to ‘lifetime homes’ and ‘wheelchair

accessible or easily adaptable dwellings’ are removed, and instead:

90% of new dwellings will need to be ‘accessible and adaptable’ (this is defined by

building regulations – Part M4 (2)); and

10% of new dwellings will need to be ‘wheelchair user dwellings’ (this is defined by

building regulations – Part M4 (3)).

6.3.7 There are eight dwellings across the development which are not designed to be accessible

and adaptable for wheelchair users. This is due to six ground floor units within Building’s A &

B having an internal stepped access, required to accommodate the 0.75m raised floorplate

(to improve daylighting to these units). The two 1-bed units at first floor within Building C,

have stepped access only as it is not considered financially viable to install a lift in the building

to service these units. The London Plan however accepts that there are instances where

90% of new dwellings across a development can’t meet the accessible and adaptable criteria

of building regulations for viability reasons.

6.3.8 The development proposes to deliver provide a total six wheelchair user dwellings. Four over

first and second floor within Building B and two on the ground floor of Building C. This equates

to 11% across the development. This provision will be secured through an appropriate

condition.

6.3.9 Technical Housing Standards in respect of energy efficiency/sustainability, noise and

vibration and air quality are considered elsewhere in this report.

6.4 Amenity and Play Space

6.4.1 Amenity Space

Local Plan Policy H5 (Housing Standards) sets out requirements in respect external amenity

space and children’s play space. For new flatted developments, communal amenity space of

at least 50sq.m per scheme should be provided, plus a further 10sq.m per flat provided either

as a balcony/terrace/private garden or consolidated within the communal amenity space. The

scheme proposes a range of private and communal amenity spaces, incorporating children’s

play space provision. In addition, the scheme proposes significant new areas of public realm

for the benefit of residents and the wider community.

6.4.2 Each dwelling has at least 5sq.m (plus 1sq.m for each additional occupant as required by the

London Plan) of private amenity space. The scheme would deliver a total of 594sq.m of

private amenity for the fifty flats the form of inset balconies or roof terraces (with a minimum

depth of 1.5 metres) and gardens (for the two ground floor flats in Building C).

6.4.3 In terms of the five townhouses within Building C, these would benefit from 30sq.m rear

gardens and 10sq.m balconies (total of 40sq.m per unit). Officers welcome this level of

provision of private amenity space.

6.4.4 In total the scheme provides 1,132sq.m of new or upgraded communal amenity space

(shown in Figure 3), thereby comfortably exceeding the London Plan policy requirement of

50sq.m.

6.4.5 Children’s Play Space

Policy H5 states that, “for developments of 10 or more units with at least one family-sized

dwelling, children’s play space should be provided where appropriate to at least the levels

set out in the London Plan Supplementary Planning Guidance ‘Shaping Neighbourhoods:

Play and Informal Recreation’ 2012. In exceptional circumstances off-site provision may be

acceptable.” Using the SPG methodology it has been calculated that approximately 57

children are predicted to live in the development.

6.4.6 In terms of existing play space, the Council has in recent years provided several play areas

within the estate, including a ball court with seating area and play area located beside

Fenwick Hall which has a variety of play equipment. There is also a playground along Cottage

Grove which provides one piece of play equipment on tarmac surface and of poor condition,

offering little play value. These are shown in Figure 18 below:

Figure 18: Plan showing the existing play facilities within the estate

6.4.7 The submitted Landscaping Strategy by Farrer Huxley Associates confirms that the 46 flats

within Building’s A & B would generate the following child yield and playspace requirements:

Under 5 years old = 25 children, 250sq.m of doorstep play

5-11 years old = 19 children, 190sq.m of local play space

12+ years old = 11 children, 110sq.m of youth play space.

6.4.8 The scheme proposes 252sq.m of doorstep play space for Building’s A & B as well as

183sq.m of local play space for the 5-11 year old age group (a total of 435sq.m). These would

be provided in the communal gardens alongside the new buildings and would include natural

play areas with logs and climbable objects. The resulting shortfall of local play space is

considered to be outweighed by the provision of lawns for free play. There is no youth play

space (for 12+ year olds) proposed on-site in connection with these buildings.

6.4.9 The four flats with Building C would generate the requirement for 20sq.m of doorstep play for

two Under 5 year old children. Both the two bedroom flats on the ground floor are served by

rear gardens of approximately 30sq.m, which is significantly more than the London Plan

policy requirement for private amenity space. This considered to negate requirement for the

provision of doorstep play for these units. The other two 1-bed flats on the first floor of the

building do not generate a requirement for play space.

6.4.10 In terms of the five townhouses within Building C, these would generate these would generate

the following child yield and playspace requirements:

Under 5 years old = 3 children, 30sq.m of doorstep play

5-11 years old = 4 children, 40sq.m of local play space

12+ years old = 3 children, 30sq.m of youth play space.

6.4.11 As commented above, these properties would each be provided with 30sq.m rear gardens

and 10sq.m terraces which equates to 220sq.m of private amenity space – over and above

the London Plan requirement. Furthermore, the 179sq.m of paved amenity space in front of

the building provides a safe place for children to play and ride bicycles/scooters etc. It is felt

therefore that this significant level of provision satisfies the requirements for 70sq.m doorstep

and local play space.

6.4.12 The scheme does not propose any youth play space and requires for the existing playspace

on Site C to be removed for the site to be redeveloped. The applicant has identified two

available spaces within the estate of 522sq.m and 1,267sq.m where the 567sq.m level of

provision would be met. Therefore, officers considered it appropriate to seek a financial

contribution of £56,133 (representing a value of £99 per sq.m shortfall) towards the provision

of new play facilities in areas identified within the estate. This contribution would be sought

through a clause in the S106 Undertaking.

6.4.13 Amenity and Play Space Conclusion

The proposed provisions in respect of private and communal amenity and children’s play

space are considered acceptable and in accordance with relevant policies, subject to

conditions and the required play space contribution.

6.5 Daylight and Sunlight

6.5.1 In accordance with Local Plan Policy Q2 (Amenity) the application has been accompanied

by a Daylight and Sunlight Report prepared by Waldrams. The development has been

assessed against the Building Research Establishment (BRE) guidance ‘Site Layout

Planning for Daylight and Sunlight’. The Council has sought independent review of the report

findings in respect of possible impacts of the new development on surrounding sites and

within the development itself. This review was undertaken by Schroeders Begg.

6.5.2 The BRE guidelines are not mandatory; they do however act as a guide to help understand

the impact of a development upon neighbouring properties, while acknowledging that in some

circumstances, such as that of a dense urban environment or where the existing site is only

partially developed some impact may be unavoidable.

6.5.3 The Waldrams report has made an assessment based on an ‘existing scenario’ (i.e. the

existing site) and a ‘proposed scenario’ (i.e. the site as developed). In terms of surrounding

dwellings the development has been assessed by measuring the Vertical Sky Component1

(VSC), Daylight Distribution (DD) 2 and Average Daylight Factor (ADF) 3 and the proposed

development has also included the ADF. Sunlight and overshadowing have then been

assessed in respect of Annual Probable Sunlight Hours (APSH) and Winter Probable

Sunlight Hours (WSPH)4.

6.5.4 The BRE guidelines also advise that the spaces such as gardens, parks and playing fields,

children’s playgrounds are required to be tested for the availability of sunlight. At least half of

the amenity area should receive at least two hours of sunlight on 21 March (Spring Equinox).

6.5.5 Residential windows, rooms and rear gardens of the following properties have been

assessed for the purposes of daylight and sunlight impacts as a result of the proposed

development:

22‐44 Cottage Grove;

21‐33 & 53 Cottage Grove;

55‐83 & 85‐113 Cottage Grove;

46‐76 Cottage Grove;

105‐125 Cottage Grove & 127‐147 Cottage Grove;

62‐74 & 112‐124 Willington Road;

20‐32 Ferndale Road;

Listello Buildings, Bedford Road (under construction at the time of assessment).

6.5.6 Figure 19 below shows the areas considered as part of the assessment.

1 Vertical Sky Component – amount of daylight falling on the outside of a window. Expressed as a percentage, a window should achieve

a minimum of 27% VSC or remain within 0.8 times of its former value in order to meet the BRE Guidelines (the maximum achievable

being 40% for a completely unobstructed vertical wall). 2 Daylight Distribution – The area of the working plane in a room which can receive direct skylight is not reduced to less than 0.8 times

its former value. 3 Average Daylight Factor – distribution of light within a room. Expressed as a percentage, a 5% ADF is required where no supplementary

lighting is required. Minimum requirements include 2% for kitchens, 1.5% for living rooms and 1% for bedrooms. 4 Annual Probable Sunlight Hours and Winter Probable Sunlight Hours – in 1 year the centre point of the window should receive 25%

of APSH, including WPSH between 21 September and 21 March; and no less than 0.8 of its former value.

Figure 19: Image from the Daylight/Sunlight Assessment by Waldrams showing location of

neighbouring blocks and the proposed buildings (in blue).

6.5.7 Schroeders Begg are satisfied with the scope of the assessment on neighbouring dwellings

and amenity spaces undertaken by Waldrams and in broad terms the independent review

has considered that study is acceptable both in terms of its methodology and its conclusions.

22-44 Cottage Grove

6.5.8 Waldrams were unable to access / been able to obtain floor plans for this block and assumed

the arrangements as being two rear rooms for each flat; namely living room and kitchen.

Officers were however able secure access into this block and can confirm that the internal

arrangement for each property is a bathroom and kitchen at the front and a living room and

bedroom at the rear. This is illustrated on Figure 20 below:

Figure 20: The rear elevation of 22-44 Cottage Grove showing rooms which ground and

first floor windows serve.

Bedrooms Living Rooms

6.5.9 With regard to daylighting for these properties, all of windows on the rear elevation would

experience over a 20% reduction in VSC as a result of the proposed development. For ground

floor living room windows (partly ‘canopied’ by the balcony soffit above), the VSC losses

range from 34% to 63%. Similarly, the first floor living rooms VSC losses, whilst reduced,

would range between 25% and 55%. For the bedroom windows at ground floor level these

would experience losses of between 12% and 35%. The bedroom windows at first floor level

would have losses between 9% and 31%.

6.5.10 The living room windows, as highlighted, are partly ‘canopied’ by the balcony above. The

BRE guidelines allow for ‘omission’ of the balcony obstruction in analysis if it is the balcony

is resulting in disproportionate effects. Analysis with removal of the balcony would result in

VSC results similar to those highlighted for the adjoining bedroom. It should however be

noted that these properties all currently experience an unusually good level of daylighting

given that they are sited directly opposite a large area of open space and Site A which hosts

single storey prefabricated buildings.

6.5.11 In respect of the DD test, the ground floor living rooms figures ranges 0% to 12% loss. The

first floor living rooms have better results to the ground floor. Thus the proposals have no

adverse effect on the DD to living rooms and as a result of the relatively large glazed windows

which serve such living room areas.

6.5.12 However, for the bedroom adjoining the living room in the rear elevations the glazing serving

the room is much smaller and as such, there is some adverse effect resulting from the

proposals. To these bedrooms DD ranges from 11% to 40% losses. Whilst the BRE Guide

does not prioritise between VSC or DD Schorders Begg consider the DD is perhaps a more

meaningful guide in this instance and the results in this instance provide a lesser impact than

the VSC.

6.5.13 In terms of ADF testing, the rear ground floor living rooms would be just short / or just above

the ADF benchmark of 1.5%. Notably however, all of the bedrooms would be just over the

required ADF of 1% and therefore would remain suitably lit.

6.5.14 In terms of sunlight, there is likely to be a noticeable difference for all of the same south facing

living room and bedroom windows which are affected in terms of daylight. 11 out of the 23

windows tested would have less than 25% for APSH, with four of these windows having less

than the required 5% for winter WPSH. Again, this is due to the unusually open nature of the

site and surroundings.

20‐33 & 35-53 Cottage Grove

6.5.15 In terms of the proposed daylighting situation, 30 out of 37 windows serving habitable rooms

or rooms for which the use in unknown (assumed to be habitable rooms for the purpose of

this exercise) pass the VSC test. The losses in this instance are to ground floor and two first

floor living rooms (43%, 37% & 22%, respectively), two first floor bedrooms (38% & 40%) and

two rooms over ground and first floor of which the use is unknown (42% & 35%). However,

all of rooms which are served by windows which experience VSC losses comfortably pass

the DD test and experience very limited change in ADF on the existing situation, thereby

achieving a good level of daylighting.

6.5.16 In terms of sunlight, all of the seven rooms experiencing losses of VSC also see a reduction

in APSH to windows which is greater than 20% (ranging between 22% and 33%), but would

maintain 25% ASPH. 4 out of 37 windows would have a WPSH less than 5% as result of the

development, which given the urban context of the site is not considered unacceptable.

55‐83 & 85‐113 Cottage Grove

6.5.17 In terms of VSC, nine windows (at ground / first floor) and seven windows (at second and

third floor) would have noticeable reductions ranging between 21% and 49%. However, the

DD figures for these rooms do not exceed a 20% loss, with any reductions being almost zero

percent. Additionally, all rooms satisfy the benchmark ADF levels for living rooms and

bedrooms.

6.5.18 Turning to sunlight, all living rooms (five in total) which experience APSH losses of greater

than 20% would all maintain high APSH readings of around 40%. Whilst 19 windows would

experience a WSPH loss of greater than 20% greater, they would all retain 5% WPSH.

46‐76 Cottage Grove

6.5.19 In terms of daylight, 8 out of 55 windows within these two storey properties exceed the 20%

reduction and are generally a few percentage points beyond and not exceeding a 30%

reduction in VSC (excepting one anomaly). All of the rooms with the terrace would pass the

DD test (the greatest loss being 13%) and ADF test.

6.5.20 With regard to sunlight, two windows do not pass the APSH test with losses of 25%, however

they would retain high levels APSH with readings of 67%. In terms of WPSH, 19 windows,

serving living rooms would experience a 20% loss or greater, however they would and benefit

from 5% WPSH.

105‐125 Cottage Grove & 127‐147 Cottage Grove

6.5.21 In terms of VSC reductions, moving west to east along the front elevation (which faces

proposed Block A), it is easiest to apportion the building into quarters (with 3 flats for each

quarter). In respect of the ground floor living rooms, for the first quarter (most western part),

in the proposed, VSCs ranges from 48% to 57% losses and for the second quarter, the

proposed VSC losses range from 27% to 38%. Thereafter, on the ground floor, losses

effectively do not exceed a 20% reduction. The results follow a similar pattern but to a lesser

effect for the living rooms at second floor level.

6.5.22 In review of the bedrooms at first floor level for the first quarter (most western part) the VSCs

range from 67% to 78% losses, the second quarter proposed VSCs range from 41% to 54%

loss and for the third quarter, again in proposed VSCs ranges from 25% to 34% loss and

within the last quarter being around the 20% reduction.

6.5.23 Whist it appears that the first floor is worse than the ground floor in terms of VSC reductions,

this is due to the canopy effect of the balcony at second floor (see Figure 21) and if analysis

is undertaken with balcony omission, the results improve and effectively between the

corresponding VSC results for the ground and second floor respectively.

Figure 21: The front elevation of block 105‐125 Cottage Grove & 127‐147 Cottage Grove,

showing existing overhangs

6.5.24 In summary, it could be stated that for approximately half the windows facing site within this

block, there are noticeable reductions in VSC and some could be considered adverse in

terms of VSC, especially to the first quarter ground /1st floor apartments.

6.5.25 For the DD test, with only isolated exception, reductions do not exceed a 20% reduction thus

target criteria is maintained. Turning to ADF, all rooms in the proposed scenario exceed the

BRE targets for living rooms at 1.5% and bedrooms at 1%.

6.5.26 In terms of sunlight, 18 windows experience a 20% APSH loss and would have less 25%

APSH. These windows however all serve bedrooms (on first and third floors) where lower

levels of sunlight is expected. Whist there would be 11 living room windows which would

experience a 20% APSH loss, they would all maintain well in 25% APSH. Only two windows,

serving bedrooms, would have a WPSH of less than 5%.

62‐74 & 112‐124 Willington Road

6.5.27 These properties all pass the VSC, DD and ADF tests to windows and rooms and would

therefore not have their daylighting unacceptably impacted upon. Furthermore, both APSH

and WPSH figures for the proposed situation are also in line with BRE guidelines for

sunlighting.

20‐32 Ferndale Road

6.7.28 All the properties within this block comfortably pass the VSC, DD and ADF tests for

daylighting to windows and rooms. In terms of sunlight, these properties are all north facing

so did not require testing.

Listello Buildings, Bedford Road

6.5.29 With regard to daylight, all four of the windows tested pass for VSC. However, two rooms

(both kitchens) would have 27% and 30% losses in DD and experience a very limited impact

upon ADF. All of the windows are north facing and therefore were subject to sunlight testing.

Sunlight to surrounding residential amenity areas

6.5.30 Three neighbouring amenity areas have been considered, namely the rear gardens to 22-44

Cottage Grove, 46-76 Cottage Grove and 26-124 Cottage Grove. The proposal results in

some reductions to the availability of sunlight with the BRE Guide utilising the 2 hour ‘sun on

the ground test’ at the equinox.

6.5.31 All neighbouring amenity areas however meet the target criteria within the BRE Guide with

the exception of three gardens serving three houses within block 46-76 Cottage Grove. These

properties under the current situation have typically 65% of the garden area with the

availability to receive two hours of sunlight at the equinox. As a result of the proposed

development the areas of sunlight at the equinox reduce to 42%, 47% and 46%. Whilst this

would result in an overall 20% reduction, and fall below the BRE Guide of 50%, it is not

significantly adverse for an urban locality. Furthermore, the proposed height of Building C

would represent a comparative building height for this area of the estate.

Proposed Development

6.5.32 In general terms of the ADFs achieved are in the majority suitable and considered reasonable

for a proposed development of this extent in an urban context. This is primarily due to the

surrounding massing being less / similar bulk and in terms of the railway line, this also

provides good spatial separation to promote daylight flow.

6.5.33 210 out of 212 of habitable rooms within each of the three buildings meet or come sufficiently

close to the BRE Guidelines for ADF. The two rooms which fall short of the ADF targets are

a kitchen ground floor (1.44% ADF) and a first living room (0.70% ADF) within Building B.

The units which would be affected however have other habitable rooms which comfortably

exceed the ADF target.

6.5.34 31 out of 39 south-facing rooms would pass the BRE requirements for APSH and WPSH.

The windows serving rooms which fall short of this target would all have ADF readings which

comfortably exceed the required targets.

6.5.35 Notably, the properties located at ground floor within Building A which raised concerns with

officers due to their proximity to the railway embankment all benefit from high levels of

daylight and sunlight. In part, this is attributed the architects designing the building with a

0.75m raised floor.

6.5.36 In terms of sunlight availability to private amenity spaces, these are all on the north side of

Building C thus would have limited sun on the ground (falls short of the BRE target criteria).

These properties would all however benefit from having access to a south facing informal

amenity space in front of the building.

Daylight and sunlight conclusion

6.5.37 Taking all factors into consideration, the development proposals perform well in terms of

daylight/sunlight given their urban context. The taller buildings which are proposed on Site’s

A and B would however have a noticeable impact on lighting to a number of properties,

namely those in 22-44 Cottage Grove, 20‐33 & 35-53 Cottage Grove and 105‐

125 Cottage Grove & 127‐147 Cottage Grove. There are some properties within these blocks

that would experience significant losses in VSC and DD and APSH. Officers however

recognise that this is in the context of the existing buildings on the application site being single

storey and the properties therefore currently receive unusually high levels of daylight and

sunlight for this urban locality. As a result the sensitivity increases resulting in larger

reductions. Furthermore, a number of the rooms and windows which would be affected by

the development are currently ‘canopied’ by the balcony soffit overhangs which does

compromise the amount of light being received.

6.5.38 The proposal is considered to be acceptable in terms of daylight /sunlight availability to

habitable rooms (albeit) in a multi-unit development. Whilst good sunlight is not available to

all living rooms (inevitability some living room windows are north facing), the ADF figures for

these all these rooms, with one exception, is in accordance with the BRE Guide. In terms of

sunlight availability to amenity spaces this appears to be very good for the communal areas

alongside Building’s A & B and in front Building C. There would be limited sunlight to the north

facing private gardens in Building C, however this is as result of the layout limitations of the

site.

6.6 Noise and Vibration

6.7.1 Local Plan Policy Q2 (Amenity) makes clear that proposals should ensure that any adverse

impact in terms of noise and vibration should be reduced and minimised as far as possible

to ensure the amenity of existing and future occupants is protected. A Noise and Vibration

Assessment prepared by Peter Brett Associates (PBA).

6.7.2 During the review of the planning application officers considered that it was appropriate to

have the submitted PBA’s report independently assessed by an external consultant

(Waterman Infrastructure & Environment), given the close proximity of the new dwellings to

existing railway lines and concerns over the suitability for the site providing residential

accommodation.

6.7.3 Noise

In terms of the noise implications, Table 1 below provides a breakdown of the daytime noise

survey results taken by both PBA and Waterman in locations around the site.

Table 1: Noise Survey results

6.7.4 The noise readings undertaken by PBA and Watermans in four locations within the locality

are relatively comparable. The PBA levels are however slightly higher (typically 3dB), which

Waterman believe is reflective of the longer period of measurement undertaken by PBA,

capturing peak rush-hour on the local road network.

6.7.5 Waterman reviewed PBA modelled noise levels at the proposed building façades and noted

that levels are approximately 7-10dB higher than those measured on site, which is potentially

resulting in the PBA proposed glazing options being overly onerous. Due to this discrepancy,

Waterman undertook their own preliminary façade break-in calculations to substantiate the

sound insulation performance requirements the glazing would be required to provide to

achieve the internal design criteria set out in the PBA report. The calculations adopted the

detailed methodology set out in BS 8233:2014 and were based on the following assumptions

considered to present an accurate scenario, which is representative of that undertaken by

PBA:

Appraisal of two primary glazing zones as defined by PBA and illustrated in Figure 22

below:

Figure 22: Glazing zones of the three new residential buildings

A higher specification zone presenting building glazed areas which ‘face’ the railway

viaduct, and a lower specification zone presenting building glazed areas that ‘face away’

from the rail viaduct.

Surveyed daytime ambient (LAeq,1hr) and maximum (LAFmax) values; the 95th

percentile measured daytime LAFmax level used in the night-time assessment in

bedrooms, which is considered to fairly represent typical LAFmax levels being

experienced at the proposed development, within the spirit of credited guidance.

A degree of soft furnishing (e.g. carpet and curtains) is considered in the calculations in

agreement with the average absorption coefficient

It has been assumed that the external walls forming a part of the Development achieve an

acoustic performance of not less than 50dB Rw, with calculated noise levels based on a

cautionary 40% glazed area.

Unit C façades are calculated assuming that the proposed acoustic treatment proposed

by PBA for community centre are adhered to in controlling break-out noise.

6.7.6 The conclusions of Waterman’s independent study broadly align with those of PBA and

indicate that a high performance acoustic glazing system would be required in combination

with mechanical ventilation on the most noise exposed façades in order to meet internal

guideline criteria.

6.7.7 To ensure that the amenity of future occupiers of the development site are not adversely

affected by the intrusion of noise from external environmental noise sources, Watermans

recommend that the council impose a condition requiring acoustic commissioning testing of

a number of the most noise exposed habitable rooms orientated towards the railway lines

prior to occupation of the development. Within the spirit of guidance, and for clarification, it

is recommended the condition requires that a maximum noise level of 45dB LAFmax is not

exceeded more than 15 times per night-time inside bedrooms from sources other than

emergency sirens.

6.7.8 In terms of the community centre, Waterman are in agreement with PBA’s acoustic

treatments in order for the facility to continue to provide its current range of uses (i.e.

rehearsal space, music / social venue) without having a harmful impact upon the existing and

future occupiers of estate. It is also recommended that noise break-out from the community

centre is appropriately conditioned, with details submitted to the Council for approval any

development is commenced. The condition proposed is nearing a requirement for inaudibility,

which is not without precedent. Indeed, the Institute of Acoustic’s ‘Good Practice Guide on

the Control of Noise from Pubs and Clubs’ gives guidance on the control of the different sorts

of noises which may arise, recommending that where entertainment takes place on a regular

basis, music and associated sources, should not be audible inside noise-sensitive property

at any time.

6.7.9 Vibration

Given the siting of the proposed buildings (namely Building’s A & B) in relation to railway

tracks, the vibration testing is regarded to be particularly important in establishing whether

the sites are suitable for residential accommodation.

6.7.10 The PBA report states that approximately 80 freight trains pass the development site during

the night-time period equating to a freight movement every 6 minutes, which is considered

by Waterman to be particularly high. Based Waterman’s research findings, they estimate that

an average of 20 freight train passes are scheduled during the weekday night-time period

and seven during the weekend period. Nonetheless, Waterman point out that any net

discrepancy is considered likely to have only a minor effect on PBA’s Vibration Dose Value

(‘VDV’)5 results since a 16 factor increase in duration of vibration exposure is required to

double the VDV (for the same doubling in vibration amplitude).

6.7.11 In terms of vibration testing, PBA located their equipment on roof the existing prefabricated

building within Site A, approximately 7m from the railway tracks. This was not considered

suitable by Waterman on the basis that the measurements would have been skewed by

natural resonances specific to the building structure, dimensions and material make-up as

well as by any interior, operationally associated activities e.g. walking, opening/closing of

doors. Waterman therefore position their equipment just east of the BPA position in an

unused car park. Two positions were utilised at 1 and 5 meter distances from the rail track at

a location where the rail track lowers towards Site A in an attempt to capture direct vibration

levels transmitted from passing trains to the site development area. The survey results are

provided in Table 2 below:

5 Vibration Dose Value - This value assesses both the magnitude of vibration and its duration. Where possible the vibration dose value should be determined over the full exposure to vibration.

Table 2: Vibration survey results by PBA and Waterman

6.7.12 Measured VDV levels were used to predict levels within the suspended first floor slab of the

proposed development, which is generally acknowledged as having the highest levels of

vibration, with vibration levels typically decreasing as one moves up through the building. BS

6472 states that the assessment of vibration impacts should be based on the axis along

which the highest VDV is measured.

Table 3: Predicted VDV on the first floor slab of Building A.

6.7.13 As identified in the Table 3 above, the predicted VDVs on the proposed first floor slab of

Building A are below the lower limit of the range for ‘low probability of adverse comment’ as

defined by BS 6472.

6.7.14 Waterman however recommend that during the design development phase of the project that

detailed assessment of vibration and low frequency re-radiated noise is undertaken when the

proposed structure of the building and location and type of piled foundations are known. This

is to ensure there is no enhanced vibration transmission or increase in dynamic response

from the proposed new structure, relative to the existing, that could result in materially

perceptible levels of vibration/noise being detected per floor/per critical use.

6.7.15 Noise and vibration summary

Waterman on the whole found PBA’s reporting on noise and vibration to be comprehensive

and agree that the site is suitable for providing new residential accommodation, subject to

mitigation measures. However, they did note issues over the vibration monitoring location

and faithfulness of the results, together with the modelled building façade noise levels and

the acoustic specification of the glazing, which was lacking in detail and accuracy. They

therefore re-evaluated these aspects through independent survey and assessment to provide

a more complete overview.

6.7.16 Waterman also offered appropriate guidance along with a number of recommended

conditions in ensuring that a commensurate level of protection is included in in the design,

build and operation of the development, such that a good level of amenity could be provided

to future occupants of the development, whilst ensuring that impacts associated with the

operation of the development can be controlled to a level of negligible significance.

6.7.17 In light of the above, Officers are satisfied that the amenity of future residents within the

proposed development would not be adversely impacted upon in terms of noise and vibration,

subject to appropriate conditions being imposed.

6.8 Neighbouring Amenity

6.8.1 Local Plan Policy Q2 (Amenity) also seeks to protect the amenity of existing neighbours and

the visual amenity of the community as a whole. This is measured in terms of potential

impacts in relation to outlook and privacy, daylight and sunlight, noise and air quality and

impacts during construction. Issues relating to daylight and sunlight have been discussed in

Section 6.6 above, and noise and vibration has been considered in Section 6.7 above.

6.8.2 Outlook and Privacy

The proposed buildings have been carefully considered and arranged to minimise their

impact on neighbouring residential properties, which given that Building’s A & B represent a

significant increase in height to existing buildings within the estate is commendable.

6.8.3 Site A currently hosts single storey prefabricated offices, representing an uncharacteristically

low level of development for the estate and the surrounding area. Building A would therefore

have some impact upon the level outlook experienced by 22-44 Cottage Grove (east facing

windows) and 105‐125 & 127‐147 Cottage Grove (south facing windows). The building would

however be site 19.8 metres from the rear of 22-44 Cottage Grove and 14.7 metres from 105‐

125 & 127‐147 Cottage Grove, across existing public open space and a main access road

into the estate respectively. Building A is therefore not considered to result in an unacceptable

loss of privacy or outlook from neighbouring dwellings (see Figure 23 below).

Figure 23: Distances between Building A and existing neighbouring properties

6.8.4 Turning to Site B, this parcel of land also has an existing low level of development through

hosting a garage block and an area of open space at the rear. Building B would occupy the

majority of the site, with the exception of a proposed area of private open space to the west.

In respect of 22-44 Cottage Grove, the new building’s orientation ensures that the occupiers

of these properties would not experience a loss of privacy or outlook. On the opposite side of

road, approximately 18m away, is 55‐83 & 85‐113 Cottage Grove. Again, given the

separation distance between the new block and these existing properties there is not

considered to cause an unacceptable level of overlooking or significant harm caused to

outlook. With regard to 46‐76 Cottage Grove located to the east, the side of Building B has

been design to chamfer away from the rear of this terrace of properties. This is considered to

ensure that there would be no loss of outlook, particularly in relation to No’s 46 & 48 Cottage

Grove. The windows at the rear Building B would overlook rear gardens of the 46‐76 Cottage

Grove, there is however an established level of overlooking from the existing properties within

the terrace. Officers initially raised concerns that the amenity space and kitchen at the front

of Building B could harm the privacy of the occupiers of No’s 46 & 48 Cottage Grove through

the front windows of these properties being overlooked. The architects however provided a

drawing (refer to Figures 24 & 25 below) which satisfactorily demonstrates that this would not

be the case.

Figure 24:View from the kitchen serving the first floor flat at the front of Building B

Figure 25:View from the balcony serving the first floor flat at the front of Building B

6.8.5 As with the other two sites, Site C has limited amount of existing development through

providing a single storey community hall, grassed areas and a play space. In response to the

existing two storey terrace (46‐76 Cottage Grove) to the north of the site, Building C is

designed as part two part three storey mews block which is orientated so that proposed rear

gardens back onto existing rear gardens of 46‐76 Cottage Grove. The mews is also angled

away from the existing terrace to ensure that there is no loss of outlook from these properties.

The replacement community hall has also been design to minimise its appearance when

viewed from 62‐74 & 112‐124 Willington Road by positing the single storey element of the

building along the boundary. In terms of privacy of 46‐76 Cottage Grove, the angle nature of

the Building C ensures that the overlooking is kept to a minimum. However, to ensure that

the privacy of No’s 52, 58 to 62 Cottage Grove is retained, conditions are recommended to

require for the window on the stairwell serving the west end of the block to be obscurely

glazed and for a privacy screens to a height of 1.8 metres to installed on the balconies serving

the two first floor 1-bed units (see Figure 26 below).

Figure 26: Measures proposed to mitigate any loss of privacy from Building C

6.8.6 In terms of the properties on the south side of the railway, the nearest facing units would be

35m away across the railway line from Building A, 55m from Building B and 50m from mews

properties within Building C. At this distance direct overlooking and impacts in terms of

privacy would be negligible.

6.8.7 Construction Impacts

Noise, disturbance and inconvenience during the construction period can be mitigated

through the provision of a Construction Management Plan. Comments raising concerns about

nuisance during construction have been noted. The impacts of dust during demolition and

construction of the proposed development has been assessed. The existing properties

located in close proximity to the northern part of the proposed development site are

considered to be highly susceptible to dust emissions during the demolition and

redevelopment of the proposed development. However, such impacts will not be significant

when appropriate mitigation measures are in place.

6.8.8 The applicant is expected to operate and be registered under the Considerate Constructors

Scheme and full Construction Management Plan will be required for approval and the

measures set out secured via condition.

6.9 Transport and Servicing

6.9.1 Local Plan Policies T1 (Sustainable travel), T2 (Walking), T3 (Cycling), T4 (Public transport

infrastructure), T6 (Assessing impacts of development on transport capacity and

infrastructure), T7 (Parking) and T8 (Servicing) support the delivery of new development in

the most accessible locations, promoting the use of sustainable transport modes, minimising

highway impacts and reducing reliance on the private car. In accordance with the above

policies the application has been accompanied by a Transport Statement prepared by PBA.

6.9.2 Existing Accessibility

The application site is well served by public transport. Both Clapham North Underground

Station and Clapham High Street stations are within 300m of the site with a number of bus

routes serving the town centre. The west end of the application site (Site A) achieves a PTAL

of 6b (excellent), reducing to level 4 (moderately accessible) towards the east (Site C).

6.9.3 Existing parking conditions

Fenwick estate is within the Controlled Parking Zone (CPZ) Brixton B with parking restrictions

in place from 08:30 to 17:30. There is currently 145 parking spaces allocated as either Permit

Holder Only (PHO) or PHO / pay & display spaces, six disabled spaces and 117 single yellow

line spaces provided across the estate.

6.9.4 An estate-wide parking beat survey was conducted by PBA on Wednesday 5 February and

Thursday 6 February 2015, with an aim to understand the demand and occupancy of the

parking provision on the Estate. The two-beat survey was taken at 12:30 and 05:00 on both

surveyed dates. Of the 145 estate parking spaces, approximately 92 spaces were in use by

the residents at peak period of occupancy. The links adjacent to Holcombe House and

Fenwick Place were identified to being very well-utilised with 100% overall peak occupancy.

The disabled bays within the estate are also well-utilised where a maximum of four spaces

were occupied out of the six available disabled bays during the surveyed periods. The single

yellow line spaces which are available for parking were not tested, this is in line with

Lambeth’s Parking Survey Methodology.

6.9.6 At the time of survey there was only two vehicles parked outside of the community hall,

however there were no activities taking place at the time of the survey. Officers have been

informed by the Council’s Housing Team that when in use, the car park serving the hall

(providing 12 spaces) is nearly always over capacity.

6.9.7 Trip Generation

The Transport Statement sets out the predicted trip generation by all modes for the

development proposal as a whole. A trip generation assessment was undertaken presenting

a worst case scenario as the number of units that are for decanted residents is unknown at

this stage.

6.9.8 It is estimated that a maximum of 30 vehicular trips per day will be generated, with 23

pedestrian trips (which is three and two additional pedestrian trips to the highway network in

the morning and evening peak hours respectively), and a daily total of 27 cyclists on the local

network. 19 and 10 additional passengers are estimated in the morning and evening peak

hours respectively on the Underground/Overground network. A daily total of 58 additional

passengers are anticipated on the bus network with the net increase in residential units. No

specific concerns have been raised in respect of the forecasted trip generation from Transport

colleagues.

6.9.9 Proposed car parking strategy

It is proposed that new development would be car-free and would not result in any additional

residents parking permits being issued and therefore not lead to any additional parking stress

on the estate. Disabled parking bays will be provided for the six proposed wheelchair-

accessible units. Five visitor car parking spaces are proposed for the community centre,

which is considered to be appropriate that this does not exceed the existing provision.

6.9.10 Proposed Cycle Parking

The development proposes a total of 100 cycle spaces, which is in accordance with London

Plan cycle parking minimum standards for the number of units proposed. It is proposed that

44 cycle parking spaces would be provided for the residents in Building A in a form of two-

tier parking within a free-standing store in a courtyard at the back of the building. Residents

in Building B would be provided with the same storage facilities in the courtyard with access

from Cottage Grove which consists of 40 cycle parking spaces.

6.9.11 The cycle parking facilities will be secure with access via a fob key. The two-tier parking is

acceptable as there is sufficient space to access the spaces provided. The residents of

Building C are anticipated to store their bikes within their units which has not been opposed

the Transport Officer. The scheme also proposes four cycle spaces in the form of two

Sheffield stands for the users of the community hall which is considered satisfactory.

6.9.12 Travel Plan

The TA provides an outline of the role and what should be included in the residential travel

plan for the development. The provision of a comprehensive travel plan for this development

is required given the car-free nature of the scheme. The Council’s Transport Officer therefore

requests details to be secured via condition, with monitoring secured through a planning

obligation.

6.9.13 Refuse and recycling

The framework Delivery and Servicing Plan presents the refuse collection arrangements

proposed for the development. The refuse collection for Building’s A & B to continue in a

similar manner to the current arrangements for the estate. The bin stores would be located

along the Cottage Grove street frontage which offers safe and easy access for on-street

collection, which is supported.

6.9.14 Building C and the community hall would be serviced from Willington Road. Swept path

analysis illustrates the refuse collection process to demonstrate that Lambeth refuse vehicle

being able to use Willington Road as a turning head, stop and collect the bins (from the bin

collection point) and drive away in forward gear. A bin collection point is also proposed at the

entrance for ease of collection and to comply with the council’s standards in terms of wheeling

distance. The proposed refuse and recycling collection arrangements have been agreed with

the Council.

6.10 Sustainability and Energy

6.10.1 In accordance with London Plan Policies 5.1-5.7 and Local Plan Policies EN3 (Decentralised

Energy) and EN4 (Sustainable design and construction) the application has been

accompanied by an Energy and Sustainability Statements prepared by PBA. The

development must in addition to the above policies, accord with the following National

Housing Standards:

Development proposals should be designed in accordance with the London Plan

energy hierarchy, and should meet the following minimum targets for carbon dioxide

emissions reduction. Year Improvement on 2013 Building Regulations

– 2014 - 2016 35 per cent

– 2016 - 2036 Zero carbon

New dwellings should be designed to ensure that a maximum of 105 litres of water is

consumed per person per day.

6.10.2 London Plan Policy 5.2 states that new development should be designed using the energy

hierarchy ‘Lean – Clean – Green’. This equates to using less energy, supplying energy more

efficiently and then the provision of renewable energy if required.

6.10.3 The Energy Statement states that the development energy efficiency through suitable

materials and construction measures to minimise heat and energy loss. This will include high

performance glazing, enhanced air tightness and thermal bridging, efficient lighting and

services mechanical ventilation with heat recovery. These measures ensure that the building

achieves a 3.4% carbon reduction on Part L of the 2013 Building Regulations.

6.10.4 The applicants considered a single energy centre was considered but it was decided that it

would not be viable for this scale of scheme. They have allowed for the potential for the

proposed mini CHPs located in Buildings A and B to be connected to a wider network should

one come forward as part of any future development. This in line with GLA’s energy policy,

which states that on-site CHP is not required for a scheme of this size (i.e. fewer than 500

dwellings). It should however be noted that the communal heating system and high efficiency

condensing gas combination boiler in the houses proposed would result in a 17.1% carbon

reduction.

6.10.5 It is estimated that approximately 179sq.m of active PV area will be required across the

scheme to achieve the 35% target, which equates to approximately 27.5 kWp of power. The

total area needed for PV is estimated as 389 sq.m. The scheme currently proposes that 173

sq.m of roof area on Building A will be used for PV, 173 sq.m on Building B, and 43 sq.m on

Building C. The proposed PVs represent a 16.5% carbon reduction with some scope for

additional provision of PVs at the design stage.

6.10.6 As a result of applying the energy hierarchy, the development could achieve a 37% carbon

reduction of Part L of the 2013 Building Regulations. This approach is fully supported by the

GLA, subject to the above measures being appropriately secured through condition and/or

planning obligation.

6.10.7 The submission includes a Code of Sustainable Homes pre-assessment for the new

dwellings. This achieves Level 4 which will meet the internal water requirements to ensure

that a maximum of 105 litres of water is consumed per person per day.

6.10.8 Finally, the submitted BREEAM Pre-Assessment for the community hall demonstrates that

this building would achieve a ‘very good’ rating. Whilst not achieving the required ‘excellent’

rating the building’s design still ensures that a high level of sustainable development is

achieved.

6.11 Other matters – Landscaping, Trees and Ecology, Flood Risk, Air Quality,

Contamination and Premises Management

6.11.1 Landscaping, Trees and Ecology

London Plan Policy 5.11 (Green roofs and development site environs) and 7.19 (Biodiversity

and access to nature) and Local Plan Policy EN1 (Open space and biodiversity) seek to

protect and enhance biodiversity through development and the provision of new open spaces

and soft landscaping (alongside policies Q9 Landscaping and Q10 Trees). The site itself is

not subject to any formal protection in terms of nature conservation.

6.11.2 The application has been accompanied by a Preliminary Ecological Assessment by PBA and

Arboricultural Statement by CBA trees. The Ecological Assessment details the findings of

an ecological desk study and a walkover survey (in accordance with Phase 1 Habitat Survey

methodology), identifying potential mitigation and enhancement measures where

appropriate. These include recommendations in respect of habitat loss and enhancement,

retention of existing trees where possible and their subsequent protection, measures to

protect nesting birds, and the review and monitoring of Japanese Knotweed (identified along

the railway corridor, close to, but outside of the site boundary).

6.11.3 In terms of trees, an Arboricultural Development Statement has been undertaken by CBA

Trees which surveyed the existing site to identify the number, species, quality and condition

of the trees. This identified that the site contains 11 individual trees (five category “B1+2”,

five category “C1+2” and one category “U”) and 2 groups of trees (both category “C1+2”).

Construction of the development would result in the loss of individual two trees (all category

B1+2) and the removal of 1 group of trees (category “C1+2”). An additional category “U” tree

will be removed, this is however recommended regardless of proposed development taking

place. The proposed trees which would be lost are not considered to have a detrimental effect

on the local visual amenity or significantly alter the visual character of the local area.

Particularly, given the level tree planting proposed (23 trees in total), which is intended to

outweigh the loss of trees and would result in an overall net gain in the number of trees on

the site. Trees retained as part of the development would be protected in line with guidance

BS5837: 2012.

6.11.4 The proposals seek to enhance bio-diversity through a range of measures including the use

of green roofs on Building B and two the cycle stores and high quality soft landscaped areas

and tree planting in and around the external elements of the blocks.

6.11.5 Officers are content that the proposals and the identified measures are appropriate and

proportionate to the level of development proposed. While Natural England have not offered

any comments in respect of the proposals, the Council’s Parks and Open Spaces Officer is

supportive of the proposals for all external soft landscaping as they do offer a sensible

balance between ecological enhancement and amenity open space provision, subject to

conditions to secure details of the proposed green roofs and a soft landscaping specification

and schedule.

6.11.6 As for the ecological appraisal Council’s Parks and Open Spaces Officer supports the

findings of document but requests that the applicant commits to implement as many of the

recommendations made in the report, especially the one on ensuring any tree or shrub

removal works take place outside the normal bird nesting season, or that should works take

place inside the season. The applicant or their contractors should undertake careful

inspections to ensure there are no active bird nests, otherwise they do not work on the

trees/shrubs and leave them alone until after the birds have fledged.

6.11.7 Flood Risk/Sustainable Drainage System (SuDS)

In accordance with London Plan policies 5.12 – 5.15 in respect of flood risk and sustainable

drainage and Local Plan policies EN5 (Flood Risk) and EN6 (Sustainable drainage systems

and water management) proposals should reduce the risk of flooding through appropriate

design and measure to manage water, in particular surface water run-off. As a major

development proposal, a Sustainable Drainage System (SuDS) strategy must be prepared

and agreed by the Council (acting as a SuDS Approval Body). The application has been

accompanied by Flood Risk Assessment including a drainage strategy prepared by PBA.

The site itself sits within Flood Zone 1, an area with a less than 0.1% Annual Exceedance

Probability (AEP) of flooding.

6.11.8 The strategy seeks betterment on the existing situation, given the large areas of hardstanding

currently present on the site. This will be achieved through on-site measures including a

green roof on Building B, along with significant new areas of soft landscaping and SUDS

measures to control the peak rate of runoff into the sewer network to greenfield rates for

Site’s A and B with 50% of existing rates for Site C. Additional drainage measures are

proposed through on-site attenuation to reduce surface water run-off. There will be two tanks

in total, under the amenity spaces within Site’s A & B.

6.11.9 In response to the proposals the Environment Agency has not commented on the proposals

however officers recommend conditions to control matters such as contamination, piling risk

to groundwater, and infiltration of surface water drainage.

6.11.10In terms of water infrastructure capacity, Thames Water has reviewed the submission and

has raised no objections. They however recommend that the developer should take account

of this minimum pressure of 10m head (approximately 1 bar) and a flow rate of 9 litres/minute

at the point where it leaves Thames Waters pipes in the design of the proposed development.

6.11.11Officers consider that subject to the above conditions being imposed, the proposals would

satisfy policy requirements in reducing the risk of flooding both on-site and in the surrounding

environs.

6.11.12 Air Quality

The site is lies within Lambeth Air Quality Management Area (AQMA) declared due to

exceedences of the annual and hourly mean nitrogen dioxide objectives, and the daily mean

particulate matter objective.

6.11.13Given the proximity of the proposed development site to the railway lines, the impact of

railways emissions and development traffic emissions on future residential properties within

the development site has been assessed. In total, eleven receptors representative of future

properties adjacent to the railway were considered. Annual mean NO2 concentrations are

predicted to exceed the annual mean objective at future receptor locations on the ground to

second floor levels at Building A, and at the ground to first floor levels at Building B. There

are no predicted exceedences of the annual NO2 concentrations at Building C.

6.11.14Mitigation is recommended for properties in Building A, this is due to the conservative nature

of the assessment, historic improvements in air quality in the area, anticipated future

improvements in air quality and the marginal nature of the predicted exceedances in Building

B, it is considered that mitigation is not required for Building B.

6.11.15 Where mitigation is provided, it would take the form of mechanical ventilation drawing air

from locations where the nitrogen dioxide concentration is less than 40µg/m3. Alternatively,

filtration could be provided on the air intakes to the building to reduce nitrogen dioxide

concentrations to below the objective level. With the proposed mitigation in place, the impact

of poor air quality on future residents is considered to be insignificant. This is based on the

fact that all properties can be ventilated with air on acceptable air quality.

7. Planning Obligations and CIL

7.1 The Local Plan (Policy D4 and Annex 10) sets out the Council’s policy in relation to seeking

planning obligations and the charging approaches for various types of obligation. For

contributions that are not covered by Annex 10, the Council’s approach to calculating

contributions is guided by its July 2013 revised draft S106 Planning Obligations

Supplementary Planning Document (SPD) produced for consultation.

7.2 Where the Council owns the land, and where it is necessary to make a development

acceptable in planning terms for one or more planning obligations to be entered into, an

undertaking on a unilateral basis can be given by the Council in its capacity as landowner to

the Council as local planning authority. Section 106 Town & Country Planning Act 1990

allows for planning obligations to be entered into by means of a unilateral undertaking. Such

an undertaking sets out the detail of the planning obligations in the same way as would a

two-party agreement under section 106 that is entered into between a landowner and the

local planning authority. If land is bound by a unilateral undertaking that is provided in

accordance with Section 106, successors in title to the land in question will be bound by the

planning obligations contained in the undertaking.

7.3 The following planning obligations are considered necessary to make the development

acceptable in planning terms, are directly related to the development and are fairly and

reasonably related in kind and in scale to the development. They are therefore compliant

with the requirements of regulations 122 and 123 of the Community Infrastructure Levy

Regulations 2010.

Social rented units to be secured on-site at 100% of the total number of proposed units

across the development.

A financial contribution of up to £56,133 for the provision of off-site children’s play space

within the estate;

Provision of a Travel Plan and payment of £1,000 for the purposes of monitoring the

implementation of the Travel Plan.

Entry into a Section 278 Agreement (or other relevant highways agreement) for public

realm and highway works (including the provision of 4 disabled parking bays)

No residential parking permits within the existing CPZ.

Local labour in construction contribution of £30,000.

Skills and employment plan, to include as a minimum:

- 20% onsite operatives local labour (during the course of construction and placed

through liaison by a named individual from the developer with Lambeth Working (or

successor));

- 10% onsite operatives local apprentices (during the course of construction and placed

through liaison by a named individual from the developer with Lambeth Working (or

successor));

- Workplace skills Academy;

- Internships;

- Work Experience;

- Schools Engagement;

- College Engagement;

- University Engagement; and

- Developers and contractors to attend stakeholder events aimed at support the

delivery of employment and skills plan.

Work with the Council’s appointed agency to deliver supply chain events, procurement

opportunities for local labour.

Workplace co-ordinator employment by the developer during the entirety of the

Construction of the development.

Considerate Contractor Scheme – the applicant to carry out all works in keeping with the

National Considerate Contractor Scheme.

Monitoring cost capped at 5% of the total value of the above financial obligations.

7.4 Community Infrastructure Levy (CIL)

The Lambeth CIL is applicable for the residential element of this scheme as the community

hall would receive mandatory relief. However, as the development is solely providing social

rented housing units the applicants would need to apply to Lambeth Council for an exemption

from the CIL contribution.

7.5 The scheme would be exempt from The London Mayoral CIL.

8 CONCLUSION

8.1 This application has been submitted in pursuit of the discharge of a Section 106 obligation

with regard to the off-site delivery of affordable housing attached to an outline planning on

land at 62 Wandsworth Road, London.

8.2 Officers have assessed the proposals in accordance with all relevant policies. The comments

made by residents have been given careful consideration, as have responses from all

consulted bodies.

8.3 The scheme provides a mix of 11 x 1 beds (20%), 23 x 2-beds (42%) and 21 x 3-beds (38%).

This unit mix has been informed by the council’s housing department and the proposed layout

of the buildings and is broadly in line with local plan policy.

8.4 The site has an existing community hall which is a well-used facility by residents of the

Fenwick Estate. The design of the new community centre is considered to offer a vastly

improved facility both through the provision of a double height hall, as well as siting the

service element along the side of the main hall. This enables the hall to be divided in two and

used simultaneously by two different groups. The proposals also include an area of outdoor

amenity space at the rear of the building.

8.5 Officers are supportive of the proposed development in design terms, particularly in its layout

which relates to the existing estate and enables the adjoining sites to come forward in any

future masterplan. The design of buildings are robust in character and subject to conditions

requiring further information on detailing and materials would achieve a high quality level of

development.

8.6 The development would provide a good quality residential environment for future occupiers,

ensuring that levels of private and communal amenity space not only accords with but

exceeds policy requirements. The scheme would accord with policy in terms of density as

well as exceeding the internal space requirements set out in the Government’s Technical

Housing Standards. All of the proposed units will achieve a dual aspect, giving appropriate

levels of outlook and daylight and sunlight. In terms of noise and vibration from the adjoining

railway line, it has been confirmed that the site is suitable for the provision of new residential

accommodation, subject to mitigation measures in the design of buildings. Given the

constrained nature and shape of the site, there is a small shortfall in terms of on-site play

space. As such, a financial contribution towards the provision of new play space within the

estate would be secured via a planning obligation.

8.7 The impact of the development on the existing residential amenity is acceptable in terms of

outlook, privacy and noise. However, given the existing nature of the site compared to the

proposed development there are some impacts in terms of daylight and sunlight, although

the reductions seen would still leave levels of daylight and sunlight that would be considered

acceptable in an urban context.

8.8 In terms of transport, the development is car-free as it will not create any additional car

parking spaces and all new residents would be exempt from applying for parking permits.

Provisions are made for wheelchair parking and spaces for the replacement community

centre. The amount of cycle parking proposed across the scheme meets the London Plan

requirement. The refuse and recycling arrangements similar to the existing arrangements for

the estate are supported by the council. The proposals are also considered acceptable in

terms of energy and sustainability, air quality, ecology, land contamination and flood risk.

8.9 As such scheme would deliver a range of public benefits through the provision of well-design

social housing units and a vastly improved replacement community hall, as well as making a

significant contribution towards the future regeneration of the estate. The application is

therefore recommended for approval, subject to conditions and completion of a legal

undertaking in accordance with the presumption in favour of sustainable development

conferred upon Local Planning Authorities by the National Planning Policy Framework

(NPPF).

9 RECOMMENDATION

9.1 Resolve to grant conditional planning permission subject to any direction that may be

received following referral to the Mayor of London and subject to the provision pursuant to

an undertaking under Section 106 of the Town and Country Planning Act 1990 of the planning

obligations listed in this report.

9.2 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 document containing obligations

pursuant to Section 106 of the Town and Country Planning Act 1990 in order to meet the

requirements of the Planning Inspector.

10 CONDITIONS AND REASONS

General

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.

Environmental

3. No demolition shall commence until full details of the proposed demolition methodology for

each phase, in the form of a Method of Demolition Statement, has been submitted to and

approved in writing by the Local Planning Authority. The Method of Demolition Statement

shall include details of:

a) The notification of neighbours with regard to the timing and coordination of works;

b) Advance notification of road closures;

c) Details regarding parking, deliveries, and storage;

d) Details regarding dust mitigation;

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

f) Details of a site hoarding strategy;

g) Details of a temporary lighting strategy, including details of temporary lighting of all public

areas and buildings showing acceptable positioning and levels of glare;

h) Details of the hours of works and other measures to mitigate the impact of demolition on

the amenity of the area; and

i) Any other measures to mitigate the impact of demolition upon the amenity of the area

and the function and safety of the highway network.

The details of the approved Method of Demolition Statement must be implemented and

complied with for the duration of the demolition process for each phase, unless the written

consent of the Local Planning Authority is received for any variation.

Reason: This is required prior to demolition to ensure minimal nuisance or disturbance is

caused to the amenities of adjoining occupiers and of the area generally, and avoid hazard

and obstruction to the public highway during the whole of the demolition period. (Policies T6

and Q2 of the Lambeth Local Plan, adopted September 2015).

4. No development shall commence until a Construction and Environmental Management Plan

(CEMP) has been submitted to and approved in writing by the local planning authority. The

CEMP shall include details of the following relevant measures:

a) An introduction consisting of construction phase environmental management plan,

definitions and abbreviations and project description and location;

b) Information on environmental management;

c) A description of management responsibilities;

d) A description of the demolition and construction programme;

e) Site working hours;

f) Detailed Site logistics arrangements;

g) Temporary works requirements;

h) Advance notification of road closures;

i) Details regarding parking, deliveries, and storage;

j) Details regarding dust mitigation;

k) Details of measures to prevent the deposit of mud and debris on the public highway;

l) Details of the hours of works and other measures to mitigate the impact of construction

on the amenity of the area. The hours of deliveries associated with construction activity

should work around the core school hours at nearby schools; and

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

and the function and safety of the highway network;

n) Communication procedures with the LBL and local community regarding key

construction issues – newsletters, fliers etc.; and

o) Established environmental monitoring and control measures with respect to:

- Air Quality;

- Noise and Vibration;

- Water;

- Fuel and Chemicals;

- Waste Management;

- Worksite Housekeeping;

- Electricity and Lighting;

- Traffic Management and Site Access;

- Operations Likely to Result in Disturbance;

- Site Layout Arrangements with respect to temporary works, plans for storage,

accommodation, vehicular movement, delivery and access;

- Materials;

- Contaminated Land;

- Ecology;

- Vermin Control;

- Public Relations – procedures ensuring that communication is maintained with the LBL

and the community and also provisions for affected parties to register complaints and a

means of replying to these complaints;

- An overview of environmental incidents;

- A description of relevant documentation and records;

- Environmental inspections and reviews; and

- Housekeeping and general site management, materials storage and handling, waste

management, recycling and disposal.

Evidence of and details related to consultation with local residents on the CEMP to be

submitted shall be included within the submission. The construction shall thereafter be carried

out in accordance with the details and measures approved in the CEMP for the related phase,

unless the written consent of the Local Planning Authority is received for any variation.

Reason: This is required prior to construction to avoid hazard and obstruction being caused

to users of the public highway and to safeguard residential amenity during the whole of the

construction period. (Policies T6 and Q2 of the Lambeth Local Plan, adopted September

2015).

5. Prior to the pre-commencement of new build foundation works on-site a drainage strategy

detailing any on and/or off site drainage works, shall be submitted to and approved by, the

local planning authority in consultation with the sewerage undertaker. No discharge of foul or

surface water from the site shall be accepted into the public system until the drainage works

referred to in the strategy have been completed.

Reason: The development may lead to sewage flooding; to ensure that sufficient capacity is

made available to cope with the new development; and in order to avoid adverse

environmental impact upon the community.

6. For each building, no impact piling or other penetrative foundation work shall take place until

a Piling Method Statement has been submitted to and approved in writing by the Local

Planning Authority in consultation with Network Rail, the Environment Agency and Thames

Water. The Piling Method Statement shall include details of:

a) The depth and type of piling to be undertaken;

b) The methodology by which such piling will be carried out (including where measures

require use of vibro-compaction/displacement piling plant);

c) Measures to prevent and minimise the potential for damage to subsurface water

infrastructure;

d) Measures to ensure there is no resultant unacceptable risk to groundwater as a result

of the work; and

e) The programme for the works.

Any piling or other penetrative works must be undertaken in accordance with the terms of the

approved Piling Method Statement, unless the written consent of the Local Planning Authority

is received for any variation.

Reason: The information is required prior to any piling or other penetrative works

commencing to decrease and manage potential impact from piling or other penetrative works

on nearby railway and underground water utility infrastructure, to ensure that any piling works

would not unduly impact upon railway operations or local underground sewerage utility

infrastructure and in order to avoid adverse environmental impact upon the community.

(Policies EN5 and EN6 of the Lambeth Local Plan 2015).

7. If, during development, contamination not previously identified is found to be present at the

site then no further development (unless otherwise agreed in writing with the Local Planning

Authority) shall be carried out until the developer has submitted, and obtained written

approval from the Local Planning Authority for, a remediation strategy detailing how this

unsuspected contamination shall be dealt with. The remediation strategy shall be

implemented as approved, verified and reported to the satisfaction of the Local Planning

Authority.

Reason: There is always the potential for unexpected contamination to be identified during

development groundworks. We should be consulted should any contamination be identified

that could present an unacceptable risk to controlled waters.

8. No infiltration of surface water drainage in to the ground is permitted other than with the

express written consent of the Local Planning Authority, which may be given for those parts

of the site where it has been demonstrated that there is no resultant unacceptable risk to

controlled waters. The development shall be carried out in accordance with the approval

details.

Reason: Infiltrating water has the potential to cause remobilisation of contaminants present

in shallow soil or made ground which could ultimately cause pollution of groundwater.

9. No non-road mobile machinery (NRMM) shall be used on the site unless it is compliant with

the NRMM Low Emission Zone requirements (or any superseding requirements) and until it

has been registered for use on the site on the NRMM register (or any superseding register).

Reason: To ensure that air quality is not adversely affected by the development in line with

London Plan policy 7.14 and the Mayor’s SPG: The Control of Dust and Emissions During

Construction and Demolition.

Design

10. Notwithstanding the details shown on the drawings hereby approved, no above ground

development shall take place on Site’s A, B or C until drawings at 1:10 scale (including

sections) or at another scale agreed by the Local Planning Authority showing all external

construction detailing of all development has been submitted to and approved by the Local

Planning Authority in writing, unless otherwise agreed in writing by the Local Planning

Authority. The drawings shall include details of:

a) windows, cills, reveals and doors;

b) wall vents;

c) copings, parapets, soffits and upstands;

d) roof structure (including decorative features and dormers)

e) rain water goods;

f) balconies/terrace balustrades (including soffits and railings);

g) canopies;

h) lighting of public spaces and buildings;

i) mail boxes;

j) screens, gates and other means of enclosure;

The development shall not be carried out otherwise than in accordance with the details and

drawings thus approved.

Reason: To ensure that the external appearance of the building is satisfactory and does not

detract from the character and visual amenity of the area along with setting of the adjoining

conservation and listed buildings. (Policies Q6, Q7, Q8, Q20 and Q22 of the Lambeth Local

Plan 2015)

11. Notwithstanding the details shown on the drawings hereby approved, no above ground

development shall take place on Site’s A, B or C until sample panels of all external materials

have been erected on site for inspection by a council officer and approved in writing by the

Local Planning Authority, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the external appearance of the building is satisfactory and does not

detract from the character and visual amenity of the area along with setting of the adjoining

conservation and listed buildings. (Policies Q6, Q7, Q8, Q20, Q22 and Q26 of the Lambeth

Local Plan 2015)

12. No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of

buildings.

Reason: To ensure an appropriate standard of design (Policies Q6, Q8 and PN3 of the

Lambeth Local Plan 2015).

13. Notwithstanding details shown on the approved plans, no occupation of Building’s A and B

shall commence until full details of the children's play space provisions have been submitted

to and approved in writing by the local planning authority and the development has been

implemented in accordance with the approved details.

Reason: To ensure appropriate provision for children's play on site. (Policy 3.6 of the London

Plan 2015 and Policy H5 of the Lambeth Local Plan, adopted September 2015).

14. Prior to the first occupation of the development, a Crime Prevention Strategy including a

Security Management Plan shall be submitted to and approved in writing by the Local

Planning Authority. The submitted details will include the following:

a) A summary of known crime risks in the area;

b) Details of how the development, including any landscaping and public art installations,

has mitigated known crime risks in the area;

c) Details of management of the potential conflicts created by having a number of

differing uses within the same development, including the theatre, education, commercial

and residential buildings and the associated public realm/streets within the development;

and

d) Detail of how the development seeks to achieve 'Secured by Design Standards',

including details of a CCTV scheme (where appropriate), external security, street lighting

and landscaping.

The use shall thereafter be operated in accordance with the approved details, unless the

written consent of the Local Planning Authority is received for any variation.

Reason: To ensure that the development maintains and enhances community safety. (Policy

Q3 of the Lambeth Local Plan 2015).

15. At least ten per cent of the residential units hereby permitted shall be constructed to comply

with Part M4(3) of the Building Regulations. Any communal areas and accesses serving the

M4(3) compliant Wheelchair User Dwellings should also comply with Part M4(3).

Reason: To secure appropriate access for disabled people, older people and others with

mobility constraints (policies 3.8 of the London Plan (2015) and Q1 of the London Borough

of Lambeth Local Plan 2015 and the guidance in the London Plan Housing SPG 2012).

16. The balconies serving units BC-01-00 and BC-01-01 within Building C shall not be used or

accessed, other than for emergency egress, until details of privacy screens have been

submitted to, and approved in writing, by the Local Planning Authority. The approved privacy

screens shall thereafter be installed and retained for the duration of the unit’s occupation.

Reason: To protect the amenities of adjoining occupiers (Policies Q2 and Q11 of the London

Borough of Lambeth Local Plan 2015).

17. Prior to the occupation of units BC-01-00 and BC-01-01 within Building C, the window on the

north elevation of the building serving the communal staircase shall be fitted with obscure

glass or obscure glazing film over the entirety of the glass, to a minimum level of obscurity

equivalent to Pilkington Texture Glass Level 3, and shall be retained as such for the duration

of the development.

Reason: To protect the amenities of adjoining occupiers (policies Q2 and Q11 of the London

Borough of Lambeth Local Plan 2015).

Landscaping and Public Realm

18. No development shall take place until there has been submitted to and approved in writing

by the Local Planning Authority detailed schemes of soft landscaping for the application site,

including selection of species, planting plans and programmes and schedules for

management and maintenance of landscaped features, whether formal or natural. These

proposals should include plantings of trees, hedges, grass, shrubs, ground flora or climbers,

and cover areas of public and private open space within the development, including roofs,

walls and boundary features.

Landscaping schedules should endeavour to include, within reason and not entailing

excessive cost, as recommended in the approved Ecological appraisal by Peter Bret

Associates, measures to promote biodiversity including use of native species typical of

locality and ground conditions or any naturalised areas, or the installation of bat and bird

boxes on buildings, or creation of naturalised areas within communal areas.

The approved Landscaping Scheme shall be carried out in accordance with the approved

details within 6 months of the date of occupation of the phase and maintained thereafter,

unless the written consent of the Local Planning Authority is received for any variation.

Reason: In order to introduce high quality soft 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 (Policies EN4, Q6, Q9 and Q10 of the Lambeth Local

Plan 2015).

19. No occupation shall take place of the Building B until full details of the green for that building

has been submitted to and approved in writing by the Local Planning Authority. The submitted

details shall demonstrate the following:

a) Details on materials used in the design, construction and installation of the green or brown

roof based on the Green Roof Code and the use of biodiversity based extensive/semi-

intensive soils;

b) Details on substrate and plants used in the green or brown roof, based on a commercial

brick-based aggregate or equivalent with a varied substrate depth of 80 -150mm planted

with 50% locally native herbs/wildflowers in addition to a variety of sedum species;

c) Details on additional features to the proposed green or brown roof, such as areas of bare

shingle, areas of sand for burrowing invertebrates and individual logs or log piles.

d) An ecological management and maintenance plan including landscape features and a

cross section of the green or brown roof.

e) Details of how the roof is compliant with GRO Green Roof Code 2011.

The development shall be carried out strictly in accordance with the details approved, shall

be maintained as such thereafter and no alterations to the approved scheme shall be

permitted without the prior written consent of the Local Planning Authority. Evidence that the

green roof has been installed in accordance with the details above should be submitted to

and approved by the Local Planning Authority prior to occupation.

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

EN4 and Q9 of the Lambeth Local Plan, 2015).

20. No development shall commence until the Tree Protection Plan in the hereby approved

Arboricultural Development Statement prepared by CBA Trees has been fully implemented.

Reason: To ensure the retention of, and avoid damage to, the retained trees on/adjacent to

the site that represent an important visual amenity to the locality and the wider surrounding

area (policy Q10 of the London Borough of Lambeth Local Plan 2015).

21. Any trees, shrubs or hedges included in the landscaping scheme for the development hereby

permitted that die, are removed, become seriously damaged or diseased, within five years of

planting, shall be replaced within six months of death, removal, damage or disease.

Reason: In order to ensure long term retention of the landscaping in and around the site in

the interests of the ecological value of the site and in the interests of visual amenity (policies

Q6, Q9 and Q10 of the London Borough of Lambeth Local Plan 2015).

22. No trees on the site, other than those identified in the Arboricultural Development Statement

by CBA Trees (excluding tree T6) shall be felled, lopped, pruned, uprooted or damaged

without prior written agreement of the Local Planning Authority.

Reason: In order to ensure the retention of established trees on the site in the interests of the

ecological value and visual amenity (policy Q10 of the London Borough of Lambeth Local

Plan 2015).

Transport and Servicing

23. Prior to the occupation of each building, a Travel Plan shall be submitted to and approved in

writing by the Local Planning Authority. The measures approved in the Travel Plan shall be

implemented prior to the use commencing and shall be so maintained for the duration of the

use, unless the prior written approval of the Local Planning Authority is obtained to any

variation.

Reason: To ensure that the travel arrangements to the site are appropriate and to limit the

effects of the increase in travel movements (Policy 6.3 of the London Plan 2015 and Policies

T1 and T6 of the Lambeth Local Plan 2015).

24. Prior to the occupation of each building, details of the provision to be made for cycle parking

shall be submitted to and approved in writing by the Local Planning Authority. The cycle

parking shall thereafter be implemented in full in accordance with the approved details before

the use commences and shall thereafter be retained solely for its designated use. The

submitted details must demonstrate the following:

a) The provision of 100 cycle parking spaces;

b) Repositioning of the proposed cycle store serving Building A;

c) Details showing dimensions hoops/stands proposed for the community hall.

Reason: To ensure adequate cycle parking is available on site, promote sustainable modes

of transport and protect the amenity of future occupiers of development. (Policies Q2, T1, T3

and T6 of the Lambeth Local Plan 2015).

25. Prior to the occupation of each building, a Delivery and Servicing Management Plan for that

building shall be submitted to and approved in writing by the Local Planning Authority.

Thereafter all deliveries and servicing to/from the relevant part of the development shall only

occur in accordance with the approved Delivery and Service Management Plan, unless the

written consent of the Local Planning Authority is received for any variation.

Reason: To minimise danger, obstruction, and inconvenience to users of the highway

(Policies T6 and T8 of the Lambeth Local Plan 2015).

26. Prior to the occupation of the development hereby permitted, a Waste Management Strategy

shall be submitted to and approved in writing by the local planning authority. The proposed

uses hereby permitted shall thereafter be operated in accordance with the approved Waste

Management Strategy. The Waste Management Strategy will align with the guide for

architects and developers on waste and recycling storage and collection requirements as set

out in the Council’s Refuse & Recycling Storage Design Guide (2013).

Reason: To ensure suitable provision for the occupiers of the development, to encourage the

sustainable management of waste and to safeguard the visual amenities of the area (policies

Q2 and Q12 of the London Borough of Lambeth Local Plan 2015).

Sustainability and Noise

27. For each residential building, prior to the commencement of building works above ground,

full details of each building sound insulation and ventilation strategy, shall be submitted to

and approved in writing by the Local Planning Authority, showing how the building has been

designed to meet the following internal standards

a) for living rooms, 35 dB(A) LAeq,16hour between 0700 and 2300 hours;

b) for bedrooms, 30 dB(A) LAeq,8hour between 2300 and 0700 hours; and

c) 45 dB(A) LAFmax not to be exceeded more than 15 times per night-time between 2300 and

0700 hrs inside bedrooms from sources other than emergency sirens.

The development shall be carried out in accordance with the approved details.

Reason: The information is required before commencing above ground works to ensure that

no nuisance or disturbance is caused to the detriment of the amenities of future occupiers

(Policy H5 and Q2 of the Lambeth Local Plan, adopted September 2015).

28. Prior to occupation of any of the residential buildings, acoustic commissioning testing shall

be undertaken by a UKAS/ANC accredited organisation of 10% of the most noise exposed

habitable rooms orientated towards the railway lines to demonstrate compliance with the

terms of Condition .

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

amenities of future occupiers (Policy H5 and Q2 of the Lambeth Local Plan, adopted

September 2015).

29. Prior to the occupation of the community hall, details shall be submitted for the approval of

the Local Planning Authority demonstrating that the composite sound reduction index of the

building envelope and wider mitigatory controls, to be retained for the duration of the use, will

achieve the following criteria with windows shut and other means of ventilation provided:

The background L90,15min linear noise level in any one third octave band from 50Hz to 160

Hz, and also the overall Linear L90 level, as previously measured at 1m from the nearest

façade of the nearest affected premises with all community hall activities switched off, shall

not be increased when amplified and/or non-amplified entertainment music, speech and

associated sources occur at the typically highest level to be confirmed by repeated L90,5min

Linear measurements at the same position with the source activity and current background

noise measured simultaneously.

Reason: To ensure that the use of the community hall does not materially prejudice the

existing noise climate and people’s amenity (Policy Q2 of the Lambeth Local Plan 2015).

30. For each building, prior to commencement of above ground works, full details of internal and

external plant equipment and trunking for that building, including the 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 and remain operational for the duration of the use.

In order not to prejudice existing and proposed noise sensitive receptors, the rating noise

level (accounting for any tonal or intermittent characteristics of the noise) from fixed building

services plant should be designed to a level 5dB below the existing typical measured

background noise level at a position 1m from the façade of the nearest noise sensitive

properties (i.e. Plant LAr,T = -5dB LA90,15min). This criterion applies to the total contribution of

noise from all noise generating plant that may run during any particular period. The typical

background noise level should be determined using statistical analysis to find the modal L90

at each receiver location.

Reason: To ensure that the external appearance of the building is satisfactory and does not

detract from the character and visual amenity of the area and to ensure that no nuisance or

disturbance is caused to the detriment of the amenities of adjoining and future residents, or

of the area generally. (Policies ED7, Q2, Q6, Q7 and Q8 of the Lambeth Local Plan 2015).

31. For each building, prior to first occupation, evidence (this can be in the form of a design stage

Code for Sustainable Homes certificate and summary score sheet) must be submitted to the

Local Planning Authority and approved in writing that the internal water consumption of the

Development will not exceed 105 l/p/day in line with The Water Efficiency Calculator for new

dwellings from the Department of Communities and Local Government.

Reason: to reduce the consumption of potable water in the home from all sources, including

borehole well water, through the use of water efficient fittings, appliances and water recycling

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

32. Within three months of work starting on community hall building, a BREEAM Design Stage

certificate and summary score sheet (or such equivalent standard that replaces this) for the

community hall must be submitted to and approved in writing by the Local Planning Authority

to show that an ‘very good’ rating will be achieved.

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

EN4 of the Lambeth Local Plan 2015)

33. Within three months of use of the community hall, a BREEAM Post Construction Review

certificate and summary score sheet (or such equivalent standard that replaces this) for the

theatre building must be submitted to and approved in writing by the Local Planning Authority

to show that a ‘very good’ rating has been achieved.

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

EN4 of the Lambeth Local Plan, adopted September 2015)

34. Details of the photovoltaic panels and window cleaning apparatus shall be submitted to and

approved in writing by the Local Planning Authority prior to any superstructure works

commencing. The panels shall be installed and maintained strictly in accordance with the

details so approved and no change therefrom shall take place without the prior written

consent of the Local Planning Authority.

Reason: In the interests of good design and ensure that any roof-level structures do not have

a harmful impact on the surrounding area or the host building (Policies Q8, Q11, Q20 and

Q22 of the Lambeth Local Plan 2015).

Site Management

35. Notwithstanding the provisions of the Town and Country Planning (General Permitted

Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-

enacting that Order with or without modification), no aerials, antennae, satellite dishes or

related telecommunications equipment shall be erected on any part of the development

hereby permitted, without planning permission first being granted.

Reason: To ensure that the visual impact of telecommunication equipment upon the

surrounding area can be considered. (Policies 7.6 and 7.8 of the London Plan 2015 and

Policies T10, Q6 and Q22 of the Lambeth Local Plan 2015).

36. Prior to the use of the community hall commencing, a Premises Management and

Maintenance Plan shall be submitted to and approved in writing by the Local Planning

Authority. The Premises Management and Maintenance Plan should set how the hall will be

used, maintained and managed upon occupation.

The community hall thereafter shall only be operated in accordance with the approved

Premises Management and Maintenance Plan, unless the written consent of the Local

Planning Authority is received for any variation.

Reason: To ensure an on-going quality of development and to protect the amenity of

adjoining residents (Policies S2 and Q2 of the Lambeth Local Plan 2015).

10 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 that this consent is without prejudice to any rights which may be

enjoyed by any tenants/occupiers of the premises.

3. Your attention is drawn to the provisions of the Building Regulations, and related

legislation which must be complied with to the satisfaction of the Council's Building

Control Officer.

4. Your attention is drawn to Sections 4 and 7 of the Chronically Sick and Disabled

Persons Act 1970 and the Code of Practice for Access for the Disabled to Buildings

(B.S. 5810:1979) regarding the provision of means of access, parking facilities and

sanitary conveniences for the needs of persons visiting, using or employed at the

building or premises who are disabled.

5. You are advised of the necessity to consult the Council's Streetcare team within the

Public Protection Division with regard to the provision of refuse storage and collection

facilities.

6. As soon as building work starts on the development, you must contact the Street

Naming and Numbering Officer if you need to do the following:

1. name a new street

2. name a new or existing building

3. apply new street numbers to a new or existing building

This will ensure that any changes are agreed with Lambeth Council before use, in

accordance with the London Buildings Acts (Amendment) Act 1939 and the Local

Government Act 1985. Although it is not essential, we also advise you to contact the

Street Naming and Numbering Officer before applying new names or numbers to

internal flats or units. Contact details are listed below.

Street Naming and Numbering Officer

e-mail: streetnn@lambeth.gov.uk

tel: 020 7926 2283

fax: 020 7926 9104

7. 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.

8. 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.

9. 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.

10. Thames Water

Surface Water Drainage - With regard to surface water drainage it is the responsibility

of a developer to make proper provision for drainage to ground, water courses or a

suitable sewer. In respect of surface water it is recommended that the applicant

should ensure that storm flows are attenuated or regulated into the receiving public

network through on or off site storage. When it is proposed to connect to a combined

public sewer, the site drainage should be separate and combined at the final manhole

nearest the boundary. Connections are not permitted for the removal of groundwater.

Where the developer proposes to discharge to a public sewer, prior approval from

Thames Water Developer Services will be required. They can be contacted on 0800

009 3921. Reason - to ensure that the surface water discharge from the site shall not

be detrimental to the existing sewerage system.

There are public sewers crossing or close to your development. In order to protect

public sewers and to ensure that Thames Water can gain access to those sewers for

future repair and maintenance, approval should be sought from Thames Water where

the erection of a building or an extension to a building or underpinning work would be

over the line of, or would come within 3 metres of, a public sewer. Thames Water will

usually refuse such approval in respect of the construction of new buildings, but

approval may be granted in some cases for extensions to existing buildings. The

applicant is advised to contact Thames Water Developer Services on 0800 009 3921

to discuss the options available at this site.

Thames Water recommends the installation of a properly maintained fat trap on all

catering establishments. We further recommend, in line with best practice for the

disposal of Fats, Oils and Grease, the collection of waste oil by a contractor,

particularly to recycle for the production of bio diesel. Failure to implement these

recommendations may result in this and other properties suffering blocked drains,

sewage flooding and pollution to local watercourses.