nunhead & peckham rye community council planning agendamoderngov.southwarksites.com/data/nunhead...

Nunhead & Peckham Rye Community Council

Planning Agenda

DATE: Wednesday 4 June 2008 TIME: 7pm PLACE: Room A/2 Southwark Town Hall Peckham Road Peckham SE5

1. Welcome and introductions 2. Apologies 3. Notification of any items which the Chair deems urgent 4. Disclosure of Members’ interests and dispensations 5. Matters from the previous meeting

Minutes from the 28th April 2008 Planning Community Council meeting to be agreed.

6. Conservation Area for Decision: Item1/1 Listed Building Consent St. James The Great Church, 45 Elm Grove, London SE15 5DB Item1/2 Full Planning Permission St. James The Great Church, 45 Elm Grove, 63 & 65 Bellenden Road, London SE15 5DB Item1/3 Conservation Area Consent St. James The Great Church, 45 Elm Grove, London SE15 5DB Item1/4 Conservation Area Consent 187-189 Gordon Road, London SE15 3RT Item1/5 Full Planning Permission 187-189 Gordon Road, London SE15 3RT

7. Closing comments by Chair 1

ADDITIONAL INFORMATION Peckham Community Council Membership Councillor Mark Glover Chair Councillor Althea Smith Vice Chair Councillor Evirm Laws Councillor Gordon Nardell Councillor Robert Smeath Councillor Fiona Colley Councillor Aubyn Graham Councillor Dominic Thorncroft Councillor Susan Jones Carers’ Allowances If you are a Southwark resident and have paid someone to look after your children, or an elderly dependant or a dependant with disabilities, so that you can attend this meeting, you may claim an allowance from the Council. Please collect a claim form from the clerk at the meeting. Deputations For information on deputations please ask the clerk for the relevant handout. Exclusion of Press and Public The following motion should be moved, seconded and approved if the Community Council wishes to exclude the press and public to deal with reports revealing exempt information. “That the public be excluded from the meeting for the following items of business on the grounds that they involve the likely disclosure of information as defined in paragraphs 1-15, Access to Information Procedure Rules of the Constitution.” Transport Assistance for Disabled Members of the Public Members of the public with a disability who wish to attend Community Council meetings and who require transport assistance in order to access the meeting, are requested to call the meeting clerk at the number below to give his/her contact and address details. The clerk will arrange for a driver to collect the person and provide return transport after the meeting. There will be no charge to the person collected. Please note that it is necessary to call the clerk as far in advance as possible, at least three working days before the meeting. Wheelchair access Southwark Town Hall is wheelchair accessible. For further information, please contact the Peckham Community Council clerk: Rebecca Durojaiye Phone: 0207 525 1018 E-mail: [email protected] Council Website: www.southwark.gov.uk

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http://www.southwark.gov.uk/

Language Needs If you want information on the Community Councils translated into your language please telephone 020 7525 57514. To inform us of any special needs or requirements, such as transport or signer/interpreter, please telephone 0207 525 7514

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Bengali

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Portuguese Si vous �nautho avoir l’information sur les Conseils de la Communauté (Community Councils) traduite en votre langue téléphonez SVP au 020 7525 7514 Pour nous informer de tout besoin ou condition spéciale, telles que le transport ou le signataire / interprète, téléphonez SVP au 020 7525 7514 French Si precisa información traducida a su idioma, sobre los concejos del Comunidad (Community Councils) por favor llame al número de teléfono 020 7525 7514 Si tiene necesidades o requisitos específicos, como es el transporte especial o un intérprete, por favor llame al número de teléfono 020 7525 7514 Spanish Lati bẽre fun itumọ irohin nipa Council agbegbe re (Community Council) ni ede abini rẹ, jọwọ pe telifoonu 020 7525 7514. Lati jẹ ki a mọ nipa iranlọwọ tabi idi pato, gẹgẹbi ọkọ (mọto) tabi olutumọ, jọwọ pe telifoonu 020 7525 7514.

Yoruba

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NUNHEAD AND PECKHAM RYE COMMUNITY COUNCIL

PLANNING COMMITTEE

MINUTES of Nunhead and Peckham Rye Community Council Planning Meeting held on Monday April 28 2008 at Southwark Town Hall, Peckham Town Hall, Peckham Road SE5 The meeting opened at 7.00 pm PRESENT: Councillors Althea Smith (Chair), Susan Jones and Aubyn Graham

Officers: - Minute Taker: Rebecca Durojaiye - Community Council Involvement Coordinator: Pauline Bonner - Legal Officer: Anita Rivera - Design & Conservation Team: Michael Tsoukaris & Paul Colvocorsesi

1. APOLOGIES FOR ABSENCE

Apologies for absence were received from Councillors Mark Glover and Gordon Nardell

2. CONFIRMATION OF VOTING MEMBERS

The members listed as present were confirmed as the voting members.

3. NOTIFICATION OF ANY OTHER ITEMS WHICH THE CHAIR DEEMS AS URGENT

a) The name of Councillors on agenda was incorrect.

4. DISCLOSURE OF INTERESTS AND DISPENSATIONS None

RECORDING OF MEMBERS’ VOTES

Council Procedure Rule 1.17 (5) allows a Member to record her/his vote in respect of any Motions and amendments. Such requests are detailed in the following Minutes. Should a Member’s vote be recorded in respect to an amendment, a copy of the amendment may be found in the Minute File and is available for public inspection. The committee considered the items set out on the agenda, a copy of which has been incorporated in the minute file. Each of the following paragraphs relates to the item bearing the same number on the agenda. In every case the planning officer introduced the item to Members.

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PLANNING COMMITTEE (OPEN) – Monday 28th April 2008

5 MINUTES OF PREVIOUS MEETING

Monday March 17 2008 was agreed by the chair

6.

CONSERVATION AREA FOR DECISION

Item1/1: The Lane Proposed extension to Holly Grove Conservation Area

PROPOSAL To consider a proposal that Holly Grove conservation area be extended as shown on the plan in appendix 1 and to approve the recommendation that consultation should be carried out with local residents. That the council carries out public consultation with local residents and businesses to obtain their view on the designation of an extension to the Holly Grove Conservation Area. The council approve the draft Conservation Area Appraisal and map of the proposed extension boundary as the documents to be considered in that consultation.

The committee heard the officer’s presentation on the draft conservation area appraisal and members asked questions of the officers.

RESOLVED: The committee resolved that in the case of extending Holly Grove Conservation

Area the proposal is approved for reasons set out in the report. The meeting closed at 7.15 pm CHAIR:

DATE:

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Item No.

Classification: Open

Date:

Meeting Name: Nunhead & Peckham Rye Community Council

Report title:

Development Control

Ward(s) or groups affected:

All within The Lane, Peckham Rye and Nunhead Community Council

From:

Strategic Director of Regeneration and Neighbourhoods

RECOMMENDATIONS 1. That the determination of planning applications, or formal observations and

comments, the instigation of enforcement action and the receipt of the reports included in the attached items be considered.

2. That the decisions made on the planning applications be subject to the conditions

and/or made for the reasons set out in the attached reports unless otherwise stated. 3. That where reasons for decisions or conditions are not included or not as included

in the reports relating to an individual item, they be clearly specified. BACKGROUND INFORMATION 4 The council’s powers to consider planning business are detailed in Article 8 which

describes the role and functions of the planning committee and Article 10 which describes the role and functions of community councils. These were agreed by the constitutional meeting of the Council on May 23 2007 and amended on January 30 2008. The matters reserved to the planning committee and community councils Exercising Planning Functions are described in part 3F of the Southwark council constitution 2007/08. These functions were delegated to the planning committee.

KEY ISSUES FOR CONSIDERATION 5. Members are asked to determine the attached applications in respect of site(s)

within the borough. 6. Each of the following items is preceded by a map showing the location of the

land/property to which the report relates. Following the report, there is a draft decision notice detailing the officer's recommendation indicating approval or refusal. The draft decision notice will detail the reasons for any approval or refusal.

7. Applicants have the right to appeal to the First Secretary of State against a refusal

of planning permission and against any condition imposed as part of permission. If the appeal is dealt with by public inquiry then fees may be incurred through employing Counsel to present the Council's case.

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8. The sanctioning of enforcement action can also involve costs such as process serving, Court costs and of legal representation.

9. Where either party is felt to have acted unreasonably in an appeal involving a public

inquiry or informal hearing the inspector can make an award of costs against the offending party.

10. All legal/Counsel fees and costs as well as awards of costs against the Council are

borne by the Regeneration and Neighbourhoods budget. EFFECT OF PROPOSED CHANGES ON THOSE AFFECTED 11. Equal opportunities considerations are contained within each item. SUPPLEMENTARY ADVICE FROM OTHER OFFICERS Strategic Director of Legal and Democratic Services 12. A resolution to grant planning permission shall mean that the Head of Development

Control is authorised to grant planning permission. The resolution does not itself constitute the permission and only the formal document authorised by the Committee and issued under the signature of the Head of Development Control shall constitute a planning permission. Any additional conditions required by the Committee will be recorded in the Minutes and the final planning permission issued will reflect the requirements of the Community Council.

13. A resolution to grant planning permission subject to legal agreement shall mean

that the Head of Development Control is authorised to issue a planning permission subject to the applicant and any other necessary party entering into a written agreement in a form of words prepared by the Strategic Director of Legal and Democratic Services, and which is satisfactory to the Head of Development Control. Developers meet the Council's legal costs of such agreements. Such an agreement shall be entered into under section 106 of the Town and Country Planning Act 1990 or under another appropriate enactment as shall be determined by the Strategic Director of Legal and Democratic Services. The planning permission will not be issued unless such an agreement is completed.

14. Section 70 of the Town and Country Planning Act 1990 as amended requires the

Council to have regard to the provisions of the development plan, so far as material to the application, and to any other material considerations when dealing with applications for planning permission. Section 38(6) of the Planning and Compulsory Purchase Act 2004 provides that where, in making any determination under the planning Acts, regard is to be had to the development plan and the determination shall be made in accordance with the plan unless material considerations indicate otherwise.

15. The development plan is currently the Southwark Plan (UDP) 2007 adopted by

the council in July 2007 and the London Plan (consolidated with alterations since 2004) published in February 2008. The enlarged definition of “development plan”

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arises from s38(2) of the Planning and Compulsory Purchase Act 2004. Where there is any conflict with any policy contained in the development plan, the conflict must be resolved in favour of the policy which is contained in the last document to be adopted, approved or published, as the case may be (s38(5) Planning and Compulsory Purchase Act 2004).

16. Section 106 of the Town and Country Planning Act 1990 introduced the concept

of planning obligations. Planning obligations may take the form of planning agreements or unilateral undertakings and may be entered into by any person who has an interest in land in the area of a local planning authority. Planning obligations may only:

1. restrict the development or use of the land; 2. require operations or activities to be carried out in, on, under or over the

land; 3. require the land to be used in any specified way; or 4. require payments to be made to the local planning authority on a specified

date or dates or periodically. Planning obligations are enforceable by the planning authority against the person

who gives the original obligation and/or their successor/s. 17. Government policy on planning obligations is contained in the Office of the Deputy

Prime Minister Circular 05/2005. Provisions of legal agreements must fairly and reasonably relate to the provisions of the development plan and to planning considerations affecting the land. The obligations must also be such as a reasonable planning authority, duly appreciating its statutory duties, can properly impose, i.e. it must not be so unreasonable that no reasonable authority could have imposed it. Before resolving to grant planning permission subject to a legal agreement Members should therefore satisfy themselves that the subject matter of the proposed agreement will meet these tests.

BACKGROUND DOCUMENTS

Background Papers Held At Contact Council Assembly Agenda May 23 2007 and Council Assembly Agenda January 30 2008

Constitutional Support Services, Southwark Town Hall, Peckham Road SE5 8UB

[relevant Community Council officer] 020 7525 ----

Each application has a separate planning case file

Council Offices Chiltern Portland Street London SE27 3ES

The named case Officer as listed or Gary Rice 020 7525 5447

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APPENDIX 1 Audit Trail Lead Officer Deborah Collins, Strategic Director of Legal & Democratic

Services Report Author Ellen FitzGerald, Principal Planning Lawyer (NZ Qualified)

Constitutional Support Officer Version Final Dated March 21 2008 Key Decision No CONSULTATION WITH OTHER OFFICERS / DIRECTORATES / EXECUTIVE MEMBER Officer Title Comments Sought Comments includedStrategic Director of Legal and Democratic Services

Yes Yes

Strategic Director of Regeneration and Neighbourhoods

No No

Head of Development Control No No

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ITEMS ON AGENDA OF THE NUNHEAD AND PECKHAM RYE CC

on Wednesday 04 June 2008

ST JAMES THE GREAT CHURCH, 45 ELM GROVE, LONDON, SE15 5DB Site Listed Building Consent Appl. Type

Demolition of the garage within the curtilage of a listed building. Internal alterations to form two flats and two maisonettes and

external restoration to openings, replacement of plastic windows and roof lights

Proposal

08-AP-0488 Reg. No.

TP/2717-B TP No.

The Lane Ward

Sonia Watson Officer

GRANT Recommendation Item 1/1

ST. JAMES THE GREAT CHURCH, 45 ELM GROVE & 63 & 65 BELLENDEN ROAD,

LONDON, SE15 5DB Site

Full Planning Permission Appl. Type

Demolition of the existing St James the Great Church and Hall to build a new church, hall and ancillary accommodation as well as

one new flat to the rear of 45 Elm Grove, the conversion of 45 Elm Grove into 4 flats, a new terrace house to Elm Grove, a new

priests flat adjacent to the proposed church, a new 2 bed terrace house at 63 Bellenden Road and 2 new 1 bed flats at 65 Bellenden

Road with 5 car parking spaces and 10 bicycle parking spaces. (Associated Conservation Area Application 08-AP-0492)

Proposal

08-AP-0484 Reg. No.

TP/2717-B TP No.

The Lane Ward


GRANT SUBJECT TO LEGAL AGREEMENT Recommendation Item 1/2

ST JAMES THE GREAT CHURCH, 45 ELM GROVE, LONDON, SE15 5DB Site Conservation Area Consent Appl. Type

Demolition of the existing St James the Great Church and Hall. Proposal

08-AP-0492 Reg. No.

TP/2717-B TP No.

The Lane Ward



187-189 GORDON ROAD, LONDON, SE15 3RT Site Conservation Area Consent Appl. Type

Demolition of existing building with exception of substation and part of boundary wall. Proposal

08-AP-0693 Reg. No.

TP/2467-189 TP No.

The Lane Ward

Victoria Lewis Officer


187-189 GORDON ROAD, LONDON, SE15 3RT Site Full Planning Permission Appl. Type

Demolition of existing building and erection of a residential development comprising 25 units in the form of a front and a rear

terrace: front terrace on ground, first, second and third floors and rear terrace on ground, first and second floors (second floor within

roofspace); underground parking providing 11 spaces and 4 additional spaces fronting Gordon Road; associated cycle storage and

amenity areas (Planning and Conservation Area applications).

Proposal

08-AP-0685 Reg. No.

TP/2467-189 TP No.

The Lane Ward

Victoria Lewis Officer

GRANT SUBJECT TO LEGAL AGREEMENT Recommendation Item 1/5

CCAgenda.rpt 11

Scale 1/1250

Date 21/5/2008

St James The Great Church 45 Elm Grove

afy© Crown Copyright. All rights reserved. London Borough of Southwark. OS Licence (0)100019252

Ordnance Survey

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Classification

OPEN

Decision Level

Nunhead & Peckham RyeCommunity Council

Date

4/6/2008

From

Head of Development Control

Title of Report

DEVELOPMENT CONTROLProposal (08-AP-0488)

Demolition of the garage within the curtilage of a listedbuilding. Internal alterations to form two flats and twomaisonettes and external restoration to openings,replacement of plastic windows and roof lights

Address

ST JAMES THE GREAT CHURCH,45 ELM GROVE, LONDON, SE155DB

Ward The LaneApplication Start Date 26/02/2008 Application Expiry Date

PURPOSE

1 For consideration by Nunhead and Peckham Rye Community Council in conjunctionwith the associated conservation area application (08-AP-0492) and the associatedplanning application (08-AP-0484).

RECOMMENDATION

2 Grant listed building consent.

BACKGROUND

Site location and description3 The site of St James the Great is surrounded by terraced housing along Elm Grove,

Bellenden Road with Holly Grove Shrubbery forming its southern boundary. Thereare two entrances to the site the main entrance from Elm Grove and a secondaryentrance from Bellenden Road.

There are a number of buildings currently occupying the site. The church itself is ahigh 2- storey building, which extends deep into the site. There are some singlestorey buildings added onto the church building and adjoining the church to the east isthe Grade II Listed presbytery.

The site lies within the Holly Grove Conservation Area.

Details of proposal4 This application forms part of a wider planning application for the redevelopment of

adjoining church see (08-AP-0484). This element of the scheme also requires listedbuilding consent for the internal and external alterations which are needed to facilitatethe conversion of the Presbytery into 4 residential units.

The proposal would restore unsympathetic changes, returning walls to their originalposition, repairing conrnices, installing timber windows where previously replaced withplastic ones and reopening a blocked window in the basement. Externally there are

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new roof light windows proposed to the north and south elevations and repointing ofthe brickwork and the roof will be replaced with salvaged and new natural slate.

The demolition of the garages would not detract from the listed building.

Planning history5 Planning, conservation area and listed building applications for a similar scheme were

submitted last year. These was subsequently withdrawn.

FACTORS FOR CONSIDERATION

Main Issues

6 The main issues in this case are:

a] the principle of the development in terms of land use and conformity with strategicpolicies.

b] the impact of the proposal upon the listed building.

Planning Policy

7 Southwark Plan 2007 [July]3.17 Listed Buildings3.18 Setting of listed buildings, conservation areas and world heritage sites

London Plan 20044B 11 London's Built Heritage4B 12 Heritage Conservation

Planning Policy Guidance [PPG] and Planning Policy Statements [PPS]PPG 15 Preservation of the Historic Environment

Consultations

9 Site Notice:18/3/2008Press Notice:13/3/2008Internal ConsulteesConservation and Design

Statutory and non-statutory consulteesN/a

10 Neighbour consulteessee attached list

Re-consultationN/a

Consultation replies

11 Internal ConsulteesConservation and Design

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Statutory and non-statutory consulteesN/A

Neighbour consulteesSE 15 5DB - Objects, it will make car parking worse especially on Sundays.

29B Elm Grove - Objects we have concerns re the additional traffic on Elm Grove withthe flats. The church already draws significant traffic.

83 Bellenden Road Supports, I believe the proposed works to be carried out wouldnot be detrimental to the area.

60 Bellenden Road Supports, It needs to be bought up to date and will be bringing 4units instead of one that can not be kept up to scratch and is left to deteriorate.

25 Elm Grove - Supports, current building is in poor repair internally and externally,the garages are made from concrete block and do not blend well with existing houseot the other houses on Elm Grove.

61 Bellenden Road - Supports, no objection to the development.

Re-consultationN/A

PLANNING CONSIDERATIONS

12 Principle of developmentThe proposed works would improve the appearance of the existing building bothinternally and externally, as well as make better use of the interior, by providing 4good -sized units.

13 Impact of proposed development on amenity of adjoining occupiers andsurrounding areaThe existing building has become particularly run-down. The improvements proposedwill improve the visual amenity for residents in the area.

14 Design issuesThere are no objections on conservation and design grounds to this proposal, whichentails the demolition of some modern ancillary structures within the curtailage (agarage and garden shed) as well as the internal sub-division and refurbishment of thelisted building.

The existing sheds are of no architectural value and thereby make no contribution tothe character or special architectural qualities of the listed building.

The internal sub-division has been handled sensitively with very little impact onhistoric fabric or room layout. External alterations entail the replacement of somenon-original windows (details should be conditioned), and general repairs andmaintenance, which should be to match.

15 Impact on character and setting of a listed building and/or conservation areaThe removal of the old garages will improve the setting for the listed building, whilst aparking space would be retained in that location this would be set well back from the

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street to allow some planting to the front of the building.

The improvements to the building will be in compliance with the Southwark Planpolicies and PPG 15

16 ConclusionThe proposal would make more efficient use of a Grade II listed building withoutcompromising the architectural detail. The improvements to the building would makea positive contribution to the appearance of the Holly Grove Conservation Area. Theconcerns raised by objectors to this are around parking, however in the associatedplanning application 08-AP-0484 it is recommended that the new units are notprovided with parking permits so the current level of on-street parking is notworsened. There is a parking space retained where the garage is currently located,and it is assumed that this will be used by one of the apartments in the convertedlisted building. No objections are raised to the proposal and it is recommended thatlisted building consent is granted.

COMMUNITY IMPACT STATEMENT

17 In line with the Council's Community Impact Statement the impact of this applicationhas been assessed as part of the application process with regard to local people inrespect of their age, disability, faith/religion, gender, race and ethnicity and sexualorientation. Consultation with the community has been undertaken as part of theapplication process.

a] The impact on local people is set out above.

SUSTAINABLE DEVELOPMENT IMPLICATIONS18 The proposal would make better use of a currently run-down building. The

improvements including the conversion will ensure the building continues to contributeto the character and appearance of Elm Grove and Holly Grove Conservation Area.

Neighbour Consultee List for Application Reg. No. 08-AP-0488

TP No TP/2717-B Site ST JAMES THE GREAT CHURCH, 45 ELM GROVE, LONDON, SE15 5DBApp. Type Listed Building Consent

DatePrinted

Address

18/03/2008 FIRST FLOOR FORMER BELLENDEN PRIMARY SCHOOL BELLENDEN ROAD LONDON SE15 4DG

18/03/2008 GROUND FLOOR FORMER BELLENDEN PRIMARY SCHOOL BELLENDEN ROAD LONDON SE15 4DG

18/03/2008 SECOND FLOOR NORTH END FORMER BELLENDEN PRIMARY SCHOOL BELLENDEN ROAD LONDON SE15 4DG

18/03/2008 SECOND FLOOR SOUTH END FORMER BELLENDEN PRIMARY SCHOOL BELLENDEN ROAD LONDON SE15 4DG

18/03/2008 13A HOLLY GROVE LONDON SE15 5DF

18/03/2008 13B HOLLY GROVE LONDON SE15 5DF

18/03/2008 FIRST FLOOR FLAT 94 LYNDHURST GROVE LONDON SE15 5AH

18/03/2008 TOP FLAT 94 LYNDHURST GROVE LONDON SE15 5AH

18/03/2008 TOP FLOOR 35 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 39C LYNDHURST WAY LONDON SE15 5AG

18/03/2008 FLAT G 53 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 FIRST FLOOR FLAT 94 LYNDHURST WAY LONDON SE15 5AQ

18/03/2008 SECOND FLOOR FLAT 94 LYNDHURST WAY LONDON SE15 5AQ

18/03/2008 90A LYNDHURST GROVE LONDON SE15 5AH

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18/03/2008 94B LYNDHURST WAY LONDON SE15 5AQ

18/03/2008 18A WILLIAM BLAKE HOUSE 22 ELM GROVE LONDON SE15 5DE

18/03/2008 68 BELLENDEN ROAD LONDON SE15 4RQ

18/03/2008 75 BELLENDEN ROAD LONDON SE15 5BH

18/03/2008 FLAT A 68 BELLENDEN ROAD LONDON SE15 4RQ

18/03/2008 GROUND FLOOR AND FIRST FLOOR FLAT 54 BELLENDEN ROAD LONDON SE15 5BB

18/03/2008 GROUND FLOOR FLAT 75 BELLENDEN ROAD LONDON SE15 5BH

18/03/2008 FLAT A 53 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 FLAT B 53 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 FLAT C 53 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 FLAT D 53 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 FLAT E 53 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 FLAT F 53 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 94C LYNDHURST WAY LONDON SE15 5AQ

18/03/2008 94C LYNDHURST GROVE LONDON SE15 5AH

18/03/2008 5 HIGHSHORE ROAD LONDON SE15 5AA

18/03/2008 55 LYNDHURST WAY LONDON SE15 4PT





18/03/2008 100 BELLENDEN ROAD LONDON SE15 4RF




















18/03/2008 106A BELLENDEN ROAD LONDON SE15 4RF

18/03/2008 FLAT B 68 BELLENDEN ROAD LONDON SE15 4RQ

18/03/2008 FLAT C 68 BELLENDEN ROAD LONDON SE15 4RQ

18/03/2008 76A BELLENDEN ROAD LONDON SE15 4RQ

18/03/2008 76B BELLENDEN ROAD LONDON SE15 4RQ


18/03/2008 18 HOLLY GROVE LONDON SE15 5DF





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18/03/2008 28 HIGHSHORE ROAD LONDON SE15 5AF










18/03/2008 13 LYNDHURST WAY LONDON SE15 5AG

















18/03/2008 100 LYNDHURST GROVE LONDON SE15 5AH











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18/03/2008 52 LYNDHURST WAY LONDON SE15 5AP














18/03/2008 86 LYNDHURST WAY LONDON SE15 5AQ






18/03/2008 1 LYNDHURST SQUARE LONDON SE15 5AR




18/03/2008 53 LYNDHURST GROVE LONDON SE15 5AW















19





18/03/2008 52 BELLENDEN ROAD LONDON SE15 5BB













18/03/2008 11 ELM GROVE LONDON SE15 5DB


























18/03/2008 26 ELM GROVE LONDON SE15 5DE









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18/03/2008 100 TALFOURD ROAD LONDON SE15 5NZ









18/03/2008 27A HIGHSHORE ROAD LONDON SE15 5AA

18/03/2008 27B HIGHSHORE ROAD LONDON SE15 5AA


18/03/2008 33A LYNDHURST WAY LONDON SE15 5AG

18/03/2008 33B LYNDHURST WAY LONDON SE15 5AG

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18/03/2008 70A LYNDHURST WAY LONDON SE15 5AP


18/03/2008 58B BELLENDEN ROAD LONDON SE15 5BB

18/03/2008 32A ELM GROVE LONDON SE15 5DE

18/03/2008 32B ELM GROVE LONDON SE15 5DE








18/03/2008 FLAT 1 64 LYNDHURST WAY LONDON SE15 5AP








18/03/2008 BASEMENT FLAT 56 LYNDHURST WAY LONDON SE15 5AP



18/03/2008 62B LYNDHURST WAY LONDON SE15 5AP

18/03/2008 62C LYNDHURST WAY LONDON SE15 5AP



18/03/2008 78D LYNDHURST WAY LONDON SE15 5AP

18/03/2008 78E LYNDHURST WAY LONDON SE15 5AP

18/03/2008 78F LYNDHURST WAY LONDON SE15 5AP

18/03/2008 78G LYNDHURST WAY LONDON SE15 5AP

18/03/2008 1 OLIVER MEWS LONDON SE15 5AZ









18/03/2008 FLAT 1 WILLIAM BLAKE HOUSE 22 ELM GROVE LONDON SE15 5DE









22






























18/03/2008 25C HOLLY GROVE LONDON SE15 5DF


18/03/2008 52A BELLENDEN ROAD LONDON SE15 5BB

18/03/2008 92A LYNDHURST WAY LONDON SE15 5AQ


18/03/2008 FIRST FLOOR AND SECOND FLOOR FLAT 94 LYNDHURST GROVE LONDON SE15 5AH

18/03/2008 FIRST FLOOR FLAT 35 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 FIRST FLOOR FLAT 70 BELLENDEN ROAD LONDON SE15 4RQ

18/03/2008 FIRST FLOOR FLAT 106 BELLENDEN ROAD LONDON SE15 4RF


18/03/2008 BASEMENT FLAT 35 LYNDHURST WAY LONDON SE15 5AG



18/03/2008 FIRST FLOOR AND SECOND FLOOR FLAT 75 BELLENDEN ROAD LONDON SE15 5BH

18/03/2008 GROUND FLOOR AND FIRST FLOOR FLAT 45 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 GROUND FLOOR FLAT 94 LYNDHURST WAY LONDON SE15 5AQ

18/03/2008 GROUND FLOOR FLAT 35 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 GROUND FLOOR FLAT 28 HIGHSHORE ROAD LONDON SE15 5AF

18/03/2008 GROUND FLOOR FLAT 106 BELLENDEN ROAD LONDON SE15 4RF

18/03/2008 GROUND FLOOR FLAT 70 BELLENDEN ROAD LONDON SE15 4RQ

18/03/2008 GROUND FLOOR FLAT 29 ELM GROVE LONDON SE15 5DB


18/03/2008 SECOND FLOOR FLAT 35 LYNDHURST WAY LONDON SE15 5AG

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18/03/2008 SECOND FLOOR FLAT 70 BELLENDEN ROAD LONDON SE15 4RQ

18/03/2008 FORMER BELLENDEN PRIMARY SCHOOL BELLENDEN ROAD LONDON SE15 4DG

18/03/2008 WILLIAM BLAKE HOUSE 22 ELM GROVE LONDON SE15 5DE







18/03/2008 79A BELLENDEN ROAD LONDON SE15 5BH

18/03/2008 83-87 BELLENDEN ROAD LONDON SE15 4QJ






18/03/2008 FIRST FLOOR FLAT 29 ELM GROVE LONDON SE15 5DB

18/03/2008 FLAT 2 31 ELM GROVE LONDON SE15 5DB

18/03/2008 FLAT A 37 ELM GROVE LONDON SE15 5DB

18/03/2008 FLAT B 37 ELM GROVE LONDON SE15 5DB


18/03/2008 SECOND FLOOR FLAT 29 ELM GROVE LONDON SE15 5DB


18/03/2008 FLAT A 8 HIGHSHORE ROAD LONDON SE15 5AA

18/03/2008 FLAT B 8 HIGHSHORE ROAD LONDON SE15 5AA

18/03/2008 PECKHAM DELIVERY OFFICE 2-4 HIGHSHORE ROAD LONDON SE15 5AU

18/03/2008 9-10 HOLLY GROVE LONDON SE15 5DF

18/03/2008 FLAT A 30 HOLLY GROVE LONDON SE15 5DF

18/03/2008 FLAT B 30 HOLLY GROVE LONDON SE15 5DF

18/03/2008 FLAT C 30 HOLLY GROVE LONDON SE15 5DF

18/03/2008 FLAT D 30 HOLLY GROVE LONDON SE15 5DF

18/03/2008 BASEMENT 53 LYNDHURST GROVE LONDON SE15 5AW

18/03/2008 GROUND FLOOR FLAT 92 LYNDHURST GROVE LONDON SE15 5AH

18/03/2008 LOWER FLAT 94 LYNDHURST GROVE LONDON SE15 5AH

18/03/2008 LOWER FLAT 81 LYNDHURST GROVE LONDON SE15 5AW

18/03/2008 TOP FLAT 81 LYNDHURST GROVE LONDON SE15 5AW

18/03/2008 TOP FLOOR 92 LYNDHURST GROVE LONDON SE15 5AH

18/03/2008 TOP FLOOR 53 LYNDHURST GROVE LONDON SE15 5AW










18/03/2008 BASEMENT AND GROUND FLOOR FLAT 88 LYNDHURST WAY LONDON SE15 5AQ

18/03/2008 BASEMENT AND GROUND FLOOR FLAT 37 LYNDHURST WAY LONDON SE15 5AG

18/03/2008 BASEMENT AND GROUND FLOOR FLAT 68 LYNDHURST WAY LONDON SE15 5AP



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18/03/2008 FIRST FLOOR AND SECOND FLOOR FLAT 68 LYNDHURST WAY LONDON SE15 5AP

18/03/2008 FIRST FLOOR AND SECOND FLOOR FLAT 88 LYNDHURST WAY LONDON SE15 5AQ

18/03/2008 FIRST FLOOR AND SECOND FLOOR FLAT 19 LYNDHURST WAY LONDON SE15 5AG


18/03/2008 178 Peckham Rye London SE22 9QA

LEAD OFFICER Gary Rice Head of Development ControlREPORT AUTHOR Sonia Watson Team Leader - Development Control [tel.

020 7525 5434]CASE FILE TP/2717-BPapers held at: Regeneration Department, Council Offices, Chiltern, Portland Street

SE17 2ES [tel. 020 7525 5403

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RECOMMENDATION

This document shows the case officer's recommended decision for the application referred to below.This document is not a decision notice for this application.

Applicant Father McElhone Reg. Number 08-AP-0488Application Type Listed Building ConsentRecommendation Grant Case Number TP/2717-B

Draft of Decision Notice

Listed Building CONSENT was given to carry out the following works:Demolition of the garage within the curtilage of a listed building. Internal alterations to form two flats and twomaisonettes and external restoration to openings, replacement of plastic windows and roof lights

At: ST JAMES THE GREAT CHURCH, 45 ELM GROVE, LONDON, SE15 5DB

In accordance with application received on 26/02/2008

and Applicant's Drawing Nos. 0502-EX-001 Rev D, 002 C, 003 C, 0502-P-001 F, 002 E, 003 C, 004 C, 020 C,021 C, 022 D, 023 E, 024 D, 025 D, 040 F, 041 F, 042 F, 043 F, 044 E, B1b, B2b, B3b, B5b, B6b, B7b, B8b, G1b, G2b,G3b, G4b, G5, E1b, E2b, E3b, E4a, E5, E6a, E7, E8a

2 SETS ONLY

Subject to the following conditions:1 The development hereby permitted shall be begun before the end of three years from the date of this

permission.

Reason:As required under Section 18 of the Planning (Listed Buildings & Conservation Areas) Act 1990 as amended.

2 All new internal and external works and finishes and works of making good shall match existing original workadjacent in respect of materials used, detailed execution and finished appearance, except where indicatedotherwise on the drawings hereby approved or as required by any condition(s) attached to this consent.

Reason:In order that the Local Planning Authority may be satisfied as to the design and details in the interest of thespecial architectural or historic qualities of the listed building in accordance with Policies: 3.12 Quality inDesign; 3.15 Conservation of the Historic Environment; 3.16 Conservation Areas; 3.17 Listed Buildings; ofThe Southwark Plan (UDP) July 2007.

3 No meter boxes, flues (including balanced flues), vents or pipes [other than rainwater pipes] or otherappurtenances not shown on the approved drawings shall be fixed or installed on the street elevation[s] of thebuilding[s] without the prior written approval of the Local Planning Authority.

ReasonSuch works would seriously detract from the appearance of the building (s) and be injurious to visual amenityin accordance with Policy 3.18 Listed Buildings and 3.13 Urban Design

4 Scaled plans (2 copies) 1:10 elevational and 1:1 sectional detail-drawings through all principal elements/detailsof the new windows to be used in the carrying out of this permission shall be submitted to and approved by theLocal Planning Authority before any work in connection with this permission is carried out; the developmentshall not be carried out otherwise than in accordance with any such approval given.

Reason:In order that the Local Planning Authority may be satisfied as to the design and details in the interest of thespecial architectural or historic qualities of the listed building in accordance with Policies: 3.12 Quality inDesign; 3.16 Conservation Areas; 3.17 Listed Buildings; of The Southwark Plan (UDP) July 2007.

Reasons for granting Listed Building Consent26

This application was considered with regard to various policies including, but not exclusively:

a] Policies 3.17 and 3.18 of the Southwark Plan [July 2007].

b] Policies 4B.11 and 4B.12 of the London Plan [2004].

c] Planning Policy Statements [PPS] and Guidance Notes [PPG] PPG 15.

Listed building consent was granted as there are no, or insufficient, grounds to withhold consent on the basisof the policies considered and other material planning considerations.

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Scale 1/1250

Date 21/5/2008

ST. James The Great Church 45 Elm Grove &63 & 65

AFY© Crown Copyright. All rights reserved. London Borough of Southwark.OS Licence (0)100019252

Ordnance Survey

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2Classification

OPEN

Decision Level

Nunhead &Peckham RyeCommunity Council

Date

4/6/2008

From


Title of Report

DEVELOPMENT CONTROL

Proposal (08-AP-0484)Demolition of the existing St James the Great Church andHall to build a new church, hall and ancillaryaccommodation as well as one new flat to the rear of 45Elm Grove, the conversion of 45 Elm Grove into 4 flats, anew terrace house to Elm Grove, a new priests flatadjacent to the proposed church, a new 2 bed terracehouse at 63 Bellenden Road and 2 new 1 bed flats at 65Bellenden Road with 5 car parking spaces and 10 bicycleparking spaces.

Address

ST. JAMES THE GREAT CHURCH,45 ELM GROVE & 63 & 65BELLENDEN ROAD, LONDON,SE15 5DB

Ward The Lane

Application Start Date 26/02/2008 Application Expiry Date

PURPOSE

1 For consideration by the Nunhead & Peckham Rye Community Council due to thenumbers of representations received to the application. Conservation area and Listedbuilding applications are also on the agenda for consideration.

RECOMMENDATION

2 Grant planning permission subject to a Section 106 Agreement.

BACKGROUND


Bellenden Road with Holly Grove Shrubbery forming its southern boundary. There aretwo entrances to the site: the main entrance from Elm Grove and a secondaryentrance from Bellenden Road.

There are a number of buildings currently occupying the site. The church itself is ahigh 2- storey building, which extends deep into the site, and there are some singlestorey buildings added onto the church building.Adjoining the church to the east is theGrade II Listed presbytery.


Details of proposal4 It is proposed to redevelop the entire site demolishing all buildings except the listed

presbytery. The proposal would provide a new church, refurbish the listed buildingand convert it into flats. It would also provide a total of 9 new residential units withinthe site.

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5

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The proposed works are detailed below;

PresbyteryThe Presbytery is laid out over 4 floors, basement, ground, first and smaller top floor.It is proposed to convert the building into 4 self-contained units. Flats 1 and 2 wouldbe 1 bedroom basement units and Flats 3 and 4 would be larger 3- bedroom unitsoccupying the ground, first and second floors.

The proposal would also include external alterations and works of refurbishement andrepair to the listed building. This would include a new slate roof, replacement ofplastic windows for timber windows and repointing of external walls.

New single storey garden houseRoughly to the south east of the presbytery are two pre-fabricated garages. This partof the site is bounded by the rear gardens of 37, 39 and 41 Elm Grove and by theHolly Grove Shrubbery to the south. It is proposed to construct a single storey 1bedroom dwelling with a small garden to the rear.

63 and 65 Bellenden RoadWhere there is currently a secondary access point it is proposed to construct a newbuilding. This would consist of a maintained access point adjoining no 67 BellendenRoad via the undercroft of the proposed building which would comprise part ground,first and second floors providing a 2-bed house on the side adjoining no. 65 BellendenRoad and 2 one bedroom flats on the side adjoining 67 Bellenden Road.

St James The Great ChurchThe proposal would provide a new church and church hall in a diamond shape. Itwould occupy a different footprint to that of the existing church and associatedbuildings. The entrance to the church would be from Elm Grove set back from thefootpath but rather than occupying the entire street frontage as it currently does, itwould form a triangular tip, widening within the centre of the site and extending furtherinto the site with another triangular tip to the rear closer to the shrubbery end.

New single storey priests houseLocated immediately behind nos. 51, 53, and 55 Elm Grove, in a location currentlyoccupied by the church it is proposed to erect a single storey dwelling comprising 2bedrooms and an open plan living kitchen and dining area.

New end of terrace house on Elm GroveOn the street frontage it is proposed to construct a new 2 storey 2- bed dwelling withgarden. The building would favour a traditional design with materials to match theadjoining building.

Planning history

11 Planning, conservation area and listed building applications for a similar scheme weresubmitted last year. These was subsequently withdrawn.


Main Issues


a] the principle of the development in terms of land use and conformity with strategicpolicies.

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b] the impact of the proposed development on the amenity of the adjoining properties

c] the quality of the residential accommodation provided.

d] the impact of the development upon the listed building and the Holly GroveConservation Area.

e] the impact of the development upon the parking and traffic in the area.

Planning Policy

13 Southwark Plan 2007 [July]2.1 Enhancement of Community Facilities3.4 Energy Efficiency3.5 Renewable Energy3.7 Waste Reduction3.9 Water3.11 Efficient Use of Land3.12 Quality in Design3.13 Urban Design3.14 Designing out Crime3.16 Conservation Areas3.19 Archaeology4.1 Density of residential development4.2 Quality of residential accommodation5.2 Traffic Impacts5.3 Walking and Cycling5.6 Car Parking

14 London Plan 20043A.1 Increasing London's supply of housing3A.3 Maximising the potential of sites3A 6 Quality of new housing4A 3 Sustainable design and construction4B 11 London's built heritage4B 12 Heritage Conservation

15 Planning Policy Guidance [PPG] and Planning Policy Statements [PPS]PPS 1 Delivering Sustainable DevelopmentPPS 3 HousingPPG15 Planning and the Historic EnvironmentPPG 24 Planning and Noise

Consultations

16 Site Notice:18/3/2008Press Notice:13/3/2008

17 Internal ConsulteesArboriculturalistArchaeologyPublic ProtectionTransportWaste Management

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Statutory and non-statutory consulteesDesign Review PanelSouthwark Cyclists

18 Neighbour consulteesSee separate list attached.

Re-consultationN/A


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Internal ConsulteesArboriculturist - no objections subject to conditionsArchaeology - raise no objections subject to conditionsPublic Protection - raise no objections subject to conditionsSecure by Design - No objectionsTransport - raise no objections subject to conditionsWaste Management - No objections

Statutory and non-statutory consulteesDesign Review PanelThe earlier version of the scheme, (which was larger but with very similar concepts)was presented to the DRP. The summary of their comments are as follows;

'Through clever space planning, the design team has created an innovativecommunity building that effectively utilizes a challenging site. Unfortunatelycommunity schemes of this calibre are increasingly rear. The panel encourages thecouncil to acknowledge the proposal's broad community benefit through a flexibleapproach to planning obligations. The Panel is excited by the potential of the schemeand commend the design team for their well considered proposal'

Southwark Cyclists - Objects, there should be at least 10 more cycle parking spacesprovided.

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Neighbour consulteesA total of 24 letters were received in respect of the application 9 in support and 15against the proposed development, a summary of the comments are listed below.

OBJECTIONSDesignThe proposed new church would be out of keeping with the area, the proposed use ofcopper sheeting would not be appropriate within the conservation area. The scale ofthe amount of building on the site would be overwhelming for the size of the site.Some of the comments raised refer to the earlier design which used timber as aconstruction material for the church.

DensityThe amount of new residential accommodation does not reflect the type of demand foraccommodation in the area and as a result of being an overdevelopment of the sitewould impact on the amenities of existing residents, due their proximity.

Parking and AccessThe proposed redevelopment of the church together with new housing would putadded pressure on levels of on-street parking in the area. Having the sole access tothe car park from Bellenden Road would create congestion.

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OtherPressure on local facilities, schools, public transport as a result of new residentialdwellings.

SUPPORTERSDesign The current church and church hall are an eyesore. The proposal would replace anugly edifice with a beautiful landmark building.

Residential elementsThe proposed flats and housing would make good use of unused land incorporatingthe necessary parking spaces.

Re-consultation

N/A


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Principle of development

The principle of the redevelopment of the site is considered acceptable subject to asuitable replacement building being provided for the church. The later buildings onthe site are not considered to be worthy of retention.

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Impact of proposed development on amenity of adjoining occupiers andsurrounding area

Impact on the properties on Bellenden RoadThe main impact on Bellenden Road would be to the occupiers of nos. 61 and 67between which the proposed new house and flats would be constructed. In respect ofthe house the proposal would have a built form similar to no. 61 with a main buildingand a 2- storey back addition whilst the ground floor would extend beyond the groundfloor of no. 61, the first floor would follow the existing building line. The distancebetween the ground floors would be adequate to ensure that the amenity of bothproperties is not compromised. No. 67 Bellenden Road has a blank elevationadjoining the site. The proposed development would retain the access through to therear of the site and build across the gap at first and a setback 2nd storey. The depthof this building would not be deeper than the existing building at no. 67. The impact ofhaving 2 units adjoining the building should not result in an unacceptable loss ofamenity to no. 67. The balcony to the front of the top floor flat is set back from no. 67and should not erode their privacy or cause an unacceptable level of nuisance fromnoise.

Access to the church buildings has always been on Bellenden Road and formalisingthis area to provide 4 parking spaces is unlikely to result in an intense use orcongestion on Bellenden Road.

The hall adjoining the church would share a boundary with nos. 67 - 73 (odd)Bellenden Road. Currently there is a brick boundary wall but no building along thisboundary. The existing wall varies in height from 1.5m at 67 to 1.7m at no 73. It isproposed to raise the height of the wall to 1.9 metres to accommodate the buildingbehind. The 1.9 m height would be maintained for a distance of 0.6 m before thebuilding pitches away from the boundary wall. The pitch of the roof is very shallow sothe peak of 4 metres is 9 metres at its closest point from the boundary wall. Therewould be no significant loss of light to these properties, but the outlook will be different

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as the church building and the hall are located closer to their boundary than theexisting buildings. To alleviate the impact, the church would be designed to havepeaks and troughs measuring 9.2 metres on the highest points and 3.5m on the lowerpoints, this will give the houses views through the site at various points and offer relieffrom a completely solid structure, in addition the use of glazing in the roof would givethe building a more light weight form, in turn reducing its impact.

Given the distance of the church from the rear boundaries of the property and thedesign and use of materials it is considered that the impact in terms of outlook to theproperties on the Bellenden Road boundary would not result in sufficient harm thatwould justify the application being refused.

Impact on the properties on Elm Grove49 and 51 Elm Grove - Currently the church adjoins no. 51 to the side and there aresingle storey buildings almost abutting their rear garden boundaries. The height ofthe rear garden wall is 1.65 m high this would be raised to 1.9 m with the slope of theroof of the new Priest's house rising away from the boundary. The apex of the roofwould be approximately 3.8 m but this would be 8 metres off the rear boundary wall.The proposal would represent an overall improvement on the current situation, as theexisting church building currently dominates the rear of no. 51 and the existingbuilding coverage on the boundary with no. 49 would be reduced when compared withthe current situation. The new 2 storey house adjoining no 51 would continue theterrace matching their height and eaves level. The width of the building to the streetwould be wider than the other houses and although the depth would match no. 51 itwould be angled to accommodate the a gap between the new house and church,which would be used as a garden to the house.

39 and 41 Elm Grove - It is proposed to erect a single storey house to the rear ofthese houses. There are currently 2 redundant garages in this location. Theproposed house would have its garden lining up with the rear garden of no. 39 ElmGrove with the house itself immediately behind no 41, has no windows on its backaddition which forms the boundary between the two sites. The house would have amaximum height of 2.7 metres, where it adjoins the garden boundary of no. 41. Asection of the house which projects forward of the flank boundary of no. 41 would behigher at 3.7 metres, but this would not impose on the existing houses on Elm Grove.

Overall it is not considered that the impact on these properties in respect of loss ofamenity is sufficient to justify a refusal of the scheme.

Impact on Holly Grove The development will be visible to the properties on Holly Grove more so in the winterwhen there is less foliage on the trees in the shrubbery opposite the houses. Thedevelopment would therefore have an impact on the visual amenity from the front ofthese properties and users of the shrubbery. Views vary on this however it is the viewof officers that the proposed buildings would make a positive impact on theconservation area due to the striking contemporary design and use of high qualitymaterials.

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Impact of adjoining and nearby uses on occupiers and users of proposeddevelopment

The church is an established use within the area, which is mostly residential. It is notconsidered that the additional residential units proposed would conflict with theproposal or vice versa.

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Traffic issues

The church already has an established membership serving a local congregation ofaround 500 services held daily. It is unlikely that there would be a significant rise inthe numbers of worshippers to create parking or traffic difficulties. In terms of thechurch hall, there is already a church hall which is used for an annual church lunch, anannual social event, 2 jumble sales a year and around 20 first communion classes ayear and 6 parents meetings a year. With the new facility it is hoped to intensify thelevel of activity for study groups, a lunch club and youth activities. These uses are allwithin the realm of the existing situation and are not considered substantive reasonsto refuse the application.

The proposal provides 5 off-street parking spaces for the residential units, themaximum number of parking spaces required within the UDP is 1 per unit within theUrban Zone. The level of parking at 0.5 spaces per unit is within the statedguidelines. It is not anticipated that there would be any overspill parking from theresidential units, as the recommendation includes an exemption from parking permits

It is considered that the level of cycle parking could be increased within the site and itis recommended that a condition be added to this effect.

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Design issues / Impact on character and setting of a listed building and/orconservation area

This application comprises 4 principal components: the re-building of the churchcomplex (including the ancillary building and priest's house); the new house to ElmGrove; the new house to the rear of 41and 43 Elm Grove; and the new infill houses toBellenden Road.

The new church is a striking contemporary design, which is always going to becontroversial within a conservation area context; in such a situation it is preferable forthe design to be bold rather than a compromise some way between traditional andcontemporary. This proposal follows that ethic, and uses the surrounding subsidiarybuildings to be more responsive to the context.

It is difficult to fully ascertain from drawings just how this building will impact upon itscontext. It is noted that the scale of the church has been reduced to better reflect thecontext, relative to the ridge height, and the modulation of the form should greatlyrelieve the perceived bulk. It is considered that the architectural quality of the building,and its internal spaces, will greatly enhance and invigorate the local and wider context.The quality of the facing materials and the detailing will be key to its success.

The ancillary accommodation block and priest's house are both one-story with amulti-angled low-pitch standing-seam roof; this should minimise any negative impactson neighbouring properties.

The new 2-storey house to Elm Grove is a contemporary reflection on its neighbours,with eaves and ridge levels to match, as well as brickwork and matching slate. It isrecommended that a condition be added regarding the fenestration pattern andwindow design.

The new house to the rear of 41 and 43 Elm Grove is one-storey and contained on 3sides by garden walling; the exposed side faces into the site, although it will be visibleexternally to the south. Generally this is a well-designed low-impact unit, it is howeverrecommended that the materials for this unit be conditioned with a preference for brickrather than the suggested the render facade to the exposed wall.

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The new infill houses to Bellenden Road are well resolved within their context, relativeto scale, massing and design. The detail design of the gates should be conditioned forapproval.

Overall in both design terms and in relation to the impact upon the conservation area itis considered that the positive aspects arising from this high-quality contemporarydesign outweigh any concerns over the detailing.

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Planning obligations [S.106 undertaking or agreement]

No contributions have been sought from the development, as the church wouldprovide improved facilities for local worshipper's and would be a benefit to the localcommunity. In terms of the new residential units the standard charge would apply.Ten units are provided in total however one of these units would replace the existingpriest's house and would be associated with the church. This would be a condition ofany permission granted. Therefore, there are only 9 new units which is below thethreshold for triggering payments.

In line with the advice received from the Council's Highway section the new units willbe prevented from purchasing parking permits through the exclusion of the new unitsfrom the existing Controlled Parking Zone. This will be achieved via a Section 106Agreement.

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Other mattersQuality of residential accommodationPresbytery - As a listed building the internal alterations have been kept to a minimumso as not to interfere with the original fabric of the building. The proposal has madelittle alteration to the internal divisions within the rooms and the room sizes aregenerous for the proposed units. There is a communal garden, (360 sq m) to the rearof the building which would be accessible to all of the units.

New single storey garden house - The room sizes for this unit would comply with thenew standards, in addition the proposed dwelling would have a small private amenityspace, 18 sq. m).

63 and 65 Bellenden Road - The room sizes for the proposed flats and house wouldall comply with the Council's standards, the middle flat would not however have anyprivate amenity space, whereas the house would have a small private garden (16 sq.m) and the flat would have a small terrace.

New single storey priests house - The irregular shape of the house has resulted inbedrooms being 1 sq metre undersized, however the overall floor area of the dwellingwould exceed the minimum requirement of the Draft Supplementary PlanningDocument. This house also includes a more generous 42 sq. metre private reargarden.

New end of terrace house on Elm Grove - The room sizes comply with therequirements of the Draft SPD, the house would also have a small garden at the rear(22 sq. m) and a more open area of land at the side between the house and thechurch.

DensityThe site is within the urban zone where the density range is between 200 to 700habitable rooms per hectare. Taking account of the non-residential and residentialelements of the scheme the resulting density is 211 hrph which is at the lower end of

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the range, and considered an appropriate level of development on the site.

TreesA tree report was submitted with the application and this has been assessed by theCouncil's arboriculturalist who has agreed the proposal which includes the removal oftwo Horse Chestnut trees in the eastern corner of the site close to the site for thesingle storey garden house. It is proposed to replace these trees and subject toconditions regarding their size, species and location on the site the removal of theexisting trees is considered acceptable. Further conditions on tree protectionmeasures during the course of construction are also suggested.

NoiseThe proposal would introduce a residential use within the grounds of the church andchurch hall, which could conflict if the sound levels exceeded the ambient backgroundnoise levels. The properties most affected would be The Presbytery, the priest'shouse and the house adjoining 51 Elm Grove, the other properties would be no nearerthan the existing dwellings in the road. The acoustics officer has suggested thatconditions regarding the insulation of the proposed dwellings be added to any consentso that the dwellings are designed to maintain a good standard of internal ambientnoise levels.

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Conclusion

The proposal to provide a new church and new housing has been met with mixedopinions but local attention has mainly focussed on the design of the new churchbecause of its modern appearance and bold use of copper as a main material,although concern has also been raised about the level of development proposed.

Compared with the earlier submission the church has been reduced in height by 1.3metres, so that it is more in keeping with the heights of buildings in the area. Theprevious application proposed a timber church building, which had raised officerconcern over its long term appearance, other outstanding issues such as the quality ofsome of the accommodation has also been addressed by the applicant.

In terms of the overall design the scheme is supported by the Design Review Paneland the Council's design and conservation team and it is considered that the modernapproach would not compromise the conservation area or the visual amenities of theneighbouring residential properties.

The introduction of housing is in line with both the Southwark and London Plans, it isnot considered that the level of housing combined with the new church would result inan overdevelopment of the site. It is accepted that some parts of the development inparticular the community hall on the boundary with the properties on Bellenden Roadwould bring buildings closer to their boundary than currently exists consequently theiroutlook would be worse. However it is not considered that the development wouldharm their outlook in a way that compromises their amenity.

The overall benefits of creating a more useable community facility, better use of thesite and achieving a high quality modern design of building are considered to complywith the objectives of the Southwark Plan and it is recommended that permission begranted.


49 In line with the Council's Community Impact Statement the impact of this applicationhas been assessed as part of the application process with regard to local people in

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respect of their age, disability, faith/religion, gender, race and ethnicity and sexualorientation. Consultation with the community has been undertaken as part of theapplication process. In addition the applicant has undertaken independentconsultation with local residents last year arranging two meetings locally.


SUSTAINABLE DEVELOPMENT IMPLICATIONS

50 In line with policies 3.4 Energy Efficiency and 3.5 Renewable Energy of the SouthwarkPlan it is proposed to include the installation of sedum roofs and solar panels on thebuildings at nos. 63 and 65 Bellenden Road and on the single storey garden unit atthe rear of 39 and 41 Elm Grove. In addition water butts will be incorporated into thenew church building for grey water recycling.


TP No TP/2717-B Site ST. JAMES THE GREAT CHURCH, 45 ELM GROVE & 63 & 65 BELLENDENROAD, LONDON, SE15 5DB

App. Type Full Planning Permission

DatePrinted

Address

18/03/2008 RAILWAY ARCH 195 BELLENDEN ROAD LONDON SE15 4QJ

18/03/2008 UNITS 3 AND 4 ARCHES 237 AND 238 108-110 BELLENDEN ROAD LONDON SE15 4QY

18/03/2008 ARCHES 189 222 AND 223 44-46 BLENHEIM GROVE LONDON SE15 4QL










18/03/2008 WARKWICK GARDENS LYNDHURST WAY LONDON SE15 5AJ

18/03/2008 GROUND FLOOR BACK 93 TALFOURD ROAD LONDON SE15 5NN

18/03/2008 FLAT 1 93 TALFOURD ROAD LONDON SE15 5NN


18/03/2008 108-110 BELLENDEN ROAD LONDON SE15 4RF














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18/03/2008 RAILWAY ARCH 196 BLENHEIM GROVE LONDON SE15 4QL



18/03/2008 UNIT A RAILWAY ARCH 227 BLENHEIM GROVE LONDON SE15 4QL

18/03/2008 UNIT B RAILWAY ARCH 227 BLENHEIM GROVE LONDON SE15 4QL






18/03/2008 91 BELLENDEN ROAD LONDON SE15 4QJ

18/03/2008 26 BLENHEIM GROVE LONDON SE15 4QL




































18/03/2008 UNIT 5 BELLENDEN ROAD BUSINESS CENTRE BELLENDEN ROAD LONDON SE15 4RF


18/03/2008 PECKHAM RYE RAILWAY STATION STATION WAY LONDON SE15 4RX

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18/03/2008 12-16 BLENHEIM GROVE LONDON SE15 4QL

18/03/2008 UNIT 3 TO 4 BELLENDEN ROAD BUSINESS CENTRE BELLENDEN ROAD LONDON SE15 4RF

18/03/2008 13 STATION WAY LONDON SE15 4RX





18/03/2008 RAILWAY ARCH 200 TO 234 BELLENDEN ROAD LONDON SE15 4QJ



18/03/2008 FIRST FLOOR 12-16 BLENHEIM GROVE LONDON SE15 4QL





18/03/2008 UNIT 1 12-16 BLENHEIM GROVE LONDON SE15 4QL

18/03/2008 RAILWAY ARCH 216 30 BLENHEIM GROVE LONDON SE15 4QL




































40





















































41





















































42





















































43






18/03/2008 91 TALFOURD ROAD LONDON SE15 5NN





18/03/2008 2 DENMAN ROAD LONDON SE15 5NP

18/03/2008 1 DENMAN ROAD LONDON SE15 5NS























18/03/2008 95A TALFOURD ROAD LONDON SE15 5NN

18/03/2008 95B TALFOURD ROAD LONDON SE15 5NN

18/03/2008 95C TALFOURD ROAD LONDON SE15 5NN

18/03/2008 95D TALFOURD ROAD LONDON SE15 5NN

18/03/2008 95E TALFOURD ROAD LONDON SE15 5NN

18/03/2008 95F TALFOURD ROAD LONDON SE15 5NN

18/03/2008 3A DENMAN ROAD LONDON SE15 5NS

18/03/2008 3B DENMAN ROAD LONDON SE15 5NS

18/03/2008 FLAT 1 GRANGE COURT 101 TALFOURD ROAD LONDON SE15 5PB










44





















































45



















































18/03/2008 GROUND FLOOR AND FIRST FLOOR FLAT 93 TALFOURD ROAD LONDON SE15 5NN

18/03/2008 GROUND FLOOR FLAT 93 TALFOURD ROAD LONDON SE15 5NN

46


18/03/2008 SECOND FLOOR FLAT 93 TALFOURD ROAD LONDON SE15 5NN


18/03/2008 RAILWAY ARCHES 196 AND 230 BELLENDEN ROAD LONDON SE15 4RF

18/03/2008 RAILWAY ARCHES 197 AND 231 BELLENDEN ROAD LONDON SE15 4QJ




18/03/2008 UNIT 1 ARCH 235 108-110 BELLENDEN ROAD LONDON SE15 4RF









18/03/2008 RAILWAY ARCHES 214-216 BLENHEIM GROVE LONDON SE15 4QL

18/03/2008 ARCH 218 36 BLENHEIM GROVE LONDON SE15 4QL




18/03/2008 BELLENDEN ROAD BUSINESS CENTRE BELLENDEN ROAD LONDON SE15 4RF








18/03/2008 GRANGE COURT 101 TALFOURD ROAD LONDON SE15 5PB

18/03/2008 196 BELLENDEN ROAD LONDON SE15 4BW




18/03/2008 RAILWAY ARCHES 209 TO 210 BLENHEIM GROVE LONDON SE15 4QL

















47





























18/03/2008 FIRST FLOOR FLAT 93 TALFOURD ROAD LONDON SE15 5NN

18/03/2008 FLAT A 99 TALFOURD ROAD LONDON SE15 5NN

18/03/2008 FLAT B 99 TALFOURD ROAD LONDON SE15 5NN




SE17 2ES [tel. 020 7525 5403

48

RECOMMENDATIONLDD MONITORING FORM REQUIRED


Applicant Father McElhone Reg. Number 08-AP-0484Application Type Full Planning PermissionRecommendation Grant subject to Legal Agreement Case Number TP/2717-B


Planning Permission was GRANTED for the following development:Demolition of the existing St James the Great Church and Hall to build a new church, hall and ancillaryaccommodation as well as one new flat to the rear of 45 Elm Grove, the conversion of 45 Elm Grove into 4 flats, anew terrace house to Elm Grove, a new priests flat adjacent to the proposed church, a new 2 bed terrace house at63 Bellenden Road and 2 new 1 bed flats at 65 Bellenden Road with 5 car parking spaces and 10 bicycle parkingspaces. (Associated Conservation Area Application 08-AP-0492)

At: ST. JAMES THE GREAT CHURCH, 45 ELM GROVE & 63 & 65 BELLENDEN ROAD, LONDON, SE15 5DB


and Applicant's Drawing Nos. 0502-EX-001 Rev D, 002 C, 003 C, 0502--P-001 F, 002 E, 003 C, 004 C, 020 C,021 C, 022 D, 023 E, 024 D, 025 D, 040 F, 041 F, 042 F, 043 F, 044 E, B1b, B2b, B3b, B5b, B6b, B7b, B8b, G1b, G2b,G3b, G4b, G5, E1b, E2b, E3b, E4a, E5, E6a, E7, E8a, Design and Access Statment.


permission.

ReasonAs required by Section 91 of the Town and Country Planning Act 1990 as amended

2 Samples of the facing materials in respect of the new buildings constructed as part of this development shallbe submitted to and approved by the Local Planning Authority before any work in connection with thispermission is carried out and the development shall not be carried out otherwise than in accordance with anysuch approval given.

ReasonIn order that the Local Planning Authority may be satisfied as to the external appearance of the buildings and inaccordance with Policy 3.12 Quality in Design and 3.13 Urban Design of the Southwark Plan 2007

3 No meter boxes, flues (including balanced flues), vents or pipes [other than rainwater pipes] or otherappurtenances not shown on the approved drawings shall be fixed or installed on the street elevation[s] of thebuilding[s] without the prior written approval of the Local Planning Authority.

ReasonSuch works would seriously detract from the appearance of the building (s) and be injurious to visual amenityin accordance with Policy 3.12 Quality in Design and 3.13 Urban Design.

4 Notwithstanding the cycle parking shown on drawing 0502_P_001 Rev F, a detailed cycle parking plan (2copies) shall be submitted to the Local Planning Authority with at least 10 additional spaces provided for use byvisitors to the church. Such details as approved shall be provided before the units hereby approved are

49

occupied and thereafter such facilities shall be retained and the space used for no other purpose without priorwritten consent of the local planning authority.

ReasonTo ensure that satisfactory safe and secure bicycle parking is provided and retained for the benefit of the usersand occupiers of the building in order to encourage the use of alternative means of transport and to reducereliance on the use of the private car in accordance with Policy 5.3 'Walking and Cycling' of the SouthwarkUnitary Development Plan 2007

5 Protective fencing must be installed prior to placing of any materials on site and prior to commencement of anywork on site and prior to any demolition activity on site and must be kept in place throughout the developmentprocess, as per the arboricultural method statement. Once in place, protective fencing must not be moved orremoved without the explicit written permission of the Local Authority Arboriculturalist. Within the protectedarea, no fires may be lit, no materials may be stacked or stored and no cement mixers or generators may beused. Within the protected area, no contractor access whatsoever is permitted without the explicit writtenpermission of the Local Authority Arboriculturalist, and the supervision of the developer's appointedArboricultural Consultant. Within the protected area, any excavation must be dug by hand and any rootsfound to be greater than 25mm in diameter must be retained and worked around.

ReasonIn order that the Local Planning Authority may be satisfied with the details for the means of protection of theexisting trees in accordance with Policy 3.2 'Protection of Amenity' of the Southwark Plan 2007.

6 Detailed drawings (scale of 1:50) including samples of hard landscaping shall be provided within a scheme oflandscaping (2 copies), including provision for the planting of suitable trees and shrubs, showing the treatmentof all parts of the site not covered by buildings (including surfacing materials of any parking, access, orpathways) shall be submitted to and approved by the Council before the development hereby permitted isbegun and the landscaping scheme approved shall thereafter be carried out in the first appropriate plantingseason following completion of the building works. Details of how the proposed planting sites will be protectedduring the construction process as per condition 5 should be included.

ReasonIn order that the Local Planning Authority may be satisfied with the details of the scheme in accordance withPolicy 3.12 'Quality in Design' and 3.2 'Protection of Amenity' of the Southwark Plan 2007.

7 All residential premises shall be designed in accordance with BS8233:1999 'sound insulation and noisereduction for buildings -Code of Practice' to attain the following internal noise levels:

Bedrooms - 30dB LAeq 8hr and 45dB LA maxLiving Rooms 35 dB Laeq 16 hr

A test shall be carried out after completion but prior to occupation to show that the criteria above have beenmet and the results submitted to the Local Planning Authority for approval.

ReasonTo ensure that the occupiers and users of the proposed development do not suffer a loss of amenity by reasonof excess noisefrom environmental and transportation sources in accordance wtih Policy 3.2 Protection ofAmenity of the Southwark Plan and PPG 24 - Planning and Noise.

8 Prior to the commencement of building works on site a scheme of sound insulation to protect residentialpremises from the noise emanating from the church shall be sumitted to the Local Planning Authority forapproval.

ReasonTo ensure that the occupiers and users of the proposed development do not suffer a loss of amenity by reasonof noise nuisance and other excess noise from activities within the church premises in accordance with Policy3.2 Protection of Amenity of the Southwark Plan.

9 1:5/10 section/elevational detail-drawings of the new boudary fencing to be used in the carrying out of thispermission shall be submitted to and approved by the Local Planning Authority before any work in connectionwith this permission is carried out; the development shall not be carried out otherwise than in accordance withany such approval given.

Reason:50

In order that the Local Planning Authority may be satisfied as to the design and details in the interest of thespecial architectural or historic qualities of the listed building in accordance with Policies: 3.12 Quality inDesign; 3.13 Urban Design; 3.15 Conservation of the Historic Environment; 3.16 Conservation Areas; 3.18Setting of Listed Buildings, Conservation Areas and World Heritage Sites; of The Southwark Plan (UDP) July2007.

10 No development shall take place within the proposed development site until the applicant, or their agents ortheir successors in title, has secured the implementation of a programme of archaeological building recordingin accordance with a written scheme of investigation, which has been submitted to the planning authority andapproved in writing.

ReasonTo ensure that the archaeological building recording is undertaken to an appropriate standard, that thearchaeological interests of the site are appropriately managed, that any findings are appropriately disseminatedand that the information is archived in accordance with Policy 3.19 Archaelolgy of the Southwark Plan 2007.

11 The refuse storage arrangements shown on the approved drawings shall be provided and available for use bythe occupiers of the dwellings before those dwellings are occupied and the facilities provided shall thereafterbe retained and shall not be used or the space used for any other purpose without the prior written consent ofthe Council as local planning authority.

ReasonIn order that the Council may be satisfied that the refuse will be appropriately stored within the site therebyprotecting the amenity of the site and the area in general from litter, odour and potential vermin/pest nuisancein accordance with Policy 3.2 Protection of Amenity and Policy 3.7 Waste Reduction of The Southwark Plan2007.

12 The whole of the car parking shown on the drawings hereby approved, or approved subsequently inaccordance with any condition of this permission, shall be made available, and retained for the purposes of carparking for vehicles of residents of the development and no trade or business shall be carried on therefrom.

ReasonTo ensure the permanent retention of the parking areas, to avoid obstruction of the surrounding streets bywaiting vehicles and to safeguard the amenities of the adjoining properties in accordance with Policy 5.6 CarParking of the Southwark Plan.

13 Notwithstanding the provisions of Schedule 2, Part 1, Classes A., B, C, D, E, F and G of the Town andCountry Planning General Permitted Development Order (or amendment or re-enactment thereof) noextension, enlargement or other alteration of the premises shall be carried out to the proposed houses, (thepriest's house, the garden house, the house fronting Bellenden Road and the house fronting Elm Grove)without the prior written consent of the Council, to whom a planning application must be made.

ReasonIn order that the Local Planning Authority may retain control over any alterations to the properties and toprotect the amenities of the neighbouring residential properties, in accordance with Policy 3.2 of the SouthwarkPlan 2007.

14 Any tree or shrub required to be retained or to be planted as part of a landscaping scheme approved, either aspart of this decision or arising from a condition imposed as part of this decision, that is found to be dead, dying,severely damaged or seriously diseased within two years of the completion of the building works OR two yearsof the carrying out of the landscaping scheme (whichever is later), shall be replaced by specimens of similar orappropriate size and species in the first suitable planting season.

Reason:In order to ensure that appropriate landscaping is provided in accordance with Policy 3.12 'Quality in Design'and 3.2 'Protection of Amenity' of the Southwark Plan 2007.

15 1:5/10 section detail-drawings through all principal elements/details of the proposal buildings of this permissionshall be submitted to and approved by the Local Planning Authority before any work in connection with thispermission is carried out; the development shall not be carried out otherwise than in accordance with any suchapproval given. 51

Reason:In order that the Local Planning Authority may be satisfied as to the design and details in the interest of thespecial architectural or historic qualities of the listed building in accordance with Policies: 3.12 Quality inDesign; 3.13 Urban Design; 3.15 Conservation of the Historic Environment; 3.16 Conservation Areas; 3.18Setting of Listed Buildings, Conservation Areas and World Heritage Sites; of The Southwark Plan (UDP) July2007.

16 1:5/10 section/elevational detail-drawings of the new gates to Bellenden Road to be used in the carrying out ofthis permission shall be submitted to and approved by the Local Planning Authority before any work inconnection with this permission is carried out; the development shall not be carried out otherwise than inaccordance with any such approval given.

Reason:In order that the Local Planning Authority may be satisfied as to the design and details in the interest of thespecial architectural or historic qualities of the listed building in accordance with Policies: 3.12 Quality inDesign; 3.13 Urban Design; 3.15 Conservation of the Historic Environment; 3.16 Conservation Areas; 3.18Setting of Listed Buildings, Conservation Areas and World Heritage Sites; of The Southwark Plan (UDP) July2007.

17 1:50 elevational drawings of the street-front facades to the new end-of-terrace house on Elm Grove, to agreethe fenestration pattern and window-design, to be used in the carrying out of this permission shall be submittedto and approved by the Local Planning Authority before any work in connection with this permission is carriedout; the development shall not be carried out otherwise than in accordance with any such approval given.

Reason:In order that the Local Planning Authority may be satisfied as to the design and details in the interest of thespecial architectural or historic qualities of the listed building in accordance with Policies: 3.12 Quality inDesign; 3.13 Urban Design; 3.15 Conservation of the Historic Environment; 3.16 Conservation Areas; of TheSouthwark Plan (UDP) July 2007.

18 The proposed new priest's house located to the rear of 51 and 53 Elm Grove, shall be occupied as ancillaryresidential accommodation in conjunction with the proposed church and shall not be let, sold or in any otherway occupied as an independent unit of accommodation.

ReasonIn order to comply with Policy 4.4 Affordable Housing of the Southwark Plan 2008, the unit referred to aboveshould remain ancillary to the church use. The provision of on-site affordable accommodation would berequired shoudl the unit be occupied independently.

Reasons for granting planning permission.

This planning application was considered with regard to various policies including, but not exclusively:

a] Policies 2.2, 3.2, 3.4, 3.5, 3.7, 3.11, 3.12, 3.13, 3.16, 4.2, 5.3 and 5.6 of the Southwark Plan [July2007].

b] Policies 3A.01, 3A,03, 3A.06, 4A.03, 4B.11, and 4B.12 of the London Plan [2004].

c] Planning Policy Statements [PPS] and Guidance Notes [PPG] PPS1, PPS3, PPG15 and PPG24.

Particular regard was had to the loss of the existing church and impact of the developmebnt upon the HollyGrove Conservation Area and the residential properties around the site, but it was considered that thereplacement of the existing church with the modern design proposed would not be harmful to the conservationarea and that the proposal would make a more efficient use of previously developed land. It was thereforeconsidered appropriate to grant planning permission having regard to the policies considered and othermaterial planning considerations.

52

Scale 1/1250

Date 21/5/2008

St James The Great Church 45 Elm Grove SE15


Ordnance Survey

53

3Classification

OPEN

Decision Level

Nunhead and PeckhamRye Community Council

Date

4/6/2008

From


Title of Report

DEVELOPMENT CONTROL

Proposal (08-AP-0492)

Demolition of the existing St James the Great Church andHall.

Address

ST JAMES THE GREAT CHURCH,45 ELM GROVE, LONDON, SE155DB

Ward The LaneApplication Start Date 26/02/2008 Application Expiry Date 22/04/2008

PURPOSE

1 For Nunhead and Peckham Rye Community Council to consider the above applicationin conjunction with the associated listed building application (08-AP-0488) and theassociated planning application (08-AP-0484).

RECOMMENDATION

2 Grant Conservation Area Consent

BACKGROUND


Bellenden Road with Holly Grove Shrubbery forming its southern boundary. Thereare two entrances to the site the main entrance from Elm Grove and a secondarypedestrian and vehicular entrance from Bellenden Road.

There are a number of buildings currently occupying the site. The church itself is ahigh 2- storey building, which extends deep into the site. There are some singlestorey buildings added onto the church building and adjoining the church to the east isthe Grade II Listed presbytery.


Details of proposal4 Conservation area consent is sought for the demolition of all buildings on the site

except the listed Presbytery, to facilitate the redevelopment of the site to provide anew church and church hall and with new residential units.

Planning history5 Planning, conservation area and listed building applications for a similar scheme were

submitted last year. These was subsequently withdrawn.

54


Main Issues

The main issues in this case are:

a] the principle of the loss of the existing church building and hall and itsreplacement with a modern church building with housing around.

Planning Policy

6 Southwark Plan 2007 [July]3.17 Conservation AreasLondon Plan 20044B 11 London's Built Heritage4B 12 Heritage Conservation

Planning Policy Guidance [PPG] and Planning Policy Statements [PPS]PPG 15

Consultations

7 Site Notice:18/3/12008

Press Notice:13./3/2008

Internal ConsulteesN/A

Statutory and non-statutory consulteesN/A

Neighbour consulteessee attached list.

Re-consultationn/a


8 Internal ConsulteesN/A

Statutory and non-statutory consulteesN/a

9 Neighbour consultees44 Elm Grove - Objects the church is a landmark building and dates back to the timewhen much of the surrounding housing was built and its facade blends inarchitecturally. The construction is in extremely good condition in spite of a totalneglect of maintenance to the roof and windows. Its size is more than adequate for itsuse. To return it to good condition would be easy and inexpensive, and should it needto increase in size this could be done without demolition.

55

46 Elm Grove - Objects, the existing church is part of the social and aesthetic fabric ofElm Grove. It provides an important anchor connecting the two ends of the street asit curves round towards Highshore Road. Arguments cited within the design andaccess statement are weak. There is no evidence that other schemes have beenconsidered which would avoid the destruction of the existing church which isessentially sound in structure. Changing the character of the entire street on thebasis of flawed arguments and a limited design and consultation process is notacceptable.

Re-consultationN/A


10Principle of demolitionThere is no objection to the demolition of this un-listed building, which although itdoes have some local-landmark presence within the streetscape, it is not of anyparticularly notable architectural quality in itself.

For this demolition to be consented the Authority needs to be satisfied that thereplacement building is of an adequate design quality to preserve or enhance thecharacter or appearance of the conservation area; this is the case, as the new designwill considerably enhance its context by its high quality contemporary architecture.

The proposed re-development will also provide a considerable increase in communityfacilities/resources and thereby will provide substantial planning benefits for thecommunity.

11ConclusionThe quality of the existing building is acknowledged for being well considered andsuited to its location on the bend. The proposed building is considered of sufficientquality to replace it and consequently there are no objections raised to the granting ofconservation area consent. It is considered that the proposed development meetsthe test of preserve or enhance the character and appearance of the Holly GroveConservation Area.


12 In line with the Council's Community Impact Statement the impact of this applicationhas been assessed as part of the application process with regard to local people inrespect of their age, disability, faith/religion, gender, race and ethnicity and sexualorientation. Consultation with the community has been undertaken as part of theapplication process.


SUSTAINABLE DEVELOPMENT IMPLICATIONS13 The provision of a modern church building and hall should be more energy efficient

than the existing buildings further the increase in the use of the land will make the sitemore sustainable for the future.


56

TP No TP/2717-B Site ST. JAMES THE GREAT CHURCH, 45 ELM GROVE & 63 & 65 BELLENDENROAD, LONDON, SE15 5DB

App. Type Full Planning Permission

DatePrinted

Address

18/03/2008 RAILWAY ARCH 195 BELLENDEN ROAD LONDON SE15 4QJ

18/03/2008 UNITS 3 AND 4 ARCHES 237 AND 238 108-110 BELLENDEN ROAD LONDON SE15 4QY

18/03/2008 ARCHES 189 222 AND 223 44-46 BLENHEIM GROVE LONDON SE15 4QL










18/03/2008 WARKWICK GARDENS LYNDHURST WAY LONDON SE15 5AJ

18/03/2008 GROUND FLOOR BACK 93 TALFOURD ROAD LONDON SE15 5NN



18/03/2008 108-110 BELLENDEN ROAD LONDON SE15 4RF



















18/03/2008 UNIT A RAILWAY ARCH 227 BLENHEIM GROVE LONDON SE15 4QL

18/03/2008 UNIT B RAILWAY ARCH 227 BLENHEIM GROVE LONDON SE15 4QL










57




































18/03/2008 PECKHAM RYE RAILWAY STATION STATION WAY LONDON SE15 4RX



18/03/2008 13 STATION WAY LONDON SE15 4RX





18/03/2008 RAILWAY ARCH 200 TO 234 BELLENDEN ROAD LONDON SE15 4QJ



18/03/2008 FIRST FLOOR 12-16 BLENHEIM GROVE LONDON SE15 4QL






58

18/03/2008 RAILWAY ARCH 216 30 BLENHEIM GROVE LONDON SE15 4QL




















































59





















































60





















































61















































18/03/2008 2 DENMAN ROAD LONDON SE15 5NP






62





















18/03/2008 95C TALFOURD ROAD LONDON SE15 5NN

18/03/2008 95D TALFOURD ROAD LONDON SE15 5NN

18/03/2008 95E TALFOURD ROAD LONDON SE15 5NN

18/03/2008 95F TALFOURD ROAD LONDON SE15 5NN

18/03/2008 3A DENMAN ROAD LONDON SE15 5NS

18/03/2008 3B DENMAN ROAD LONDON SE15 5NS



























63





















































64



































18/03/2008 GROUND FLOOR AND FIRST FLOOR FLAT 93 TALFOURD ROAD LONDON SE15 5NN

18/03/2008 GROUND FLOOR FLAT 93 TALFOURD ROAD LONDON SE15 5NN


18/03/2008 SECOND FLOOR FLAT 93 TALFOURD ROAD LONDON SE15 5NN


18/03/2008 RAILWAY ARCHES 196 AND 230 BELLENDEN ROAD LONDON SE15 4RF













65


18/03/2008 RAILWAY ARCHES 214-216 BLENHEIM GROVE LONDON SE15 4QL





18/03/2008 BELLENDEN ROAD BUSINESS CENTRE BELLENDEN ROAD LONDON SE15 4RF








18/03/2008 GRANGE COURT 101 TALFOURD ROAD LONDON SE15 5PB





18/03/2008 RAILWAY ARCHES 209 TO 210 BLENHEIM GROVE LONDON SE15 4QL

































66













18/03/2008 FIRST FLOOR FLAT 93 TALFOURD ROAD LONDON SE15 5NN

18/03/2008 FLAT A 99 TALFOURD ROAD LONDON SE15 5NN

18/03/2008 FLAT B 99 TALFOURD ROAD LONDON SE15 5NN




SE17 2ES [tel. 020 7525 5403

67

RECOMMENDATION


Applicant Father McElhone Reg. Number 08-AP-0492Application Type Conservation Area ConsentRecommendation Grant Case Number TP/2717-B


Conservation Area Consent was GIVEN to demolish the following:Demolition of the existing St James the Great Church and Hall.

At: ST JAMES THE GREAT CHURCH, 45 ELM GROVE, LONDON, SE15 5DB


and Applicant's Drawing Nos. 0502-EX-001 Rev D, 002 C, 003 C, 0502-P-001 F, 002 E, 003 C, 004 C, 020 C,021 C, 022 D, 023 E, 024 D, 025 D, 040 F, 041 F, 042 F, 043 F, 044 E, B1b, B2b, B3b, B5b, B6b, B7b,B8b, G1b, G2b, G3b, G4b, G5, E1b, E2b, E3b, E4a, E5,, E6a, E7, E8a, Design and Access Statement


permission.


2 Works for the demolition of these buildings or any part thereof shall not be commenced before a validconstruction contract under which one of the parties is obliged to carry out and itself complete the works ofredevelopment of the site for which planning permission was granted simultaneously with this consent hasbeen entered into and evidence of such construction contract has first been submitted to and formallyaccepted by the Council as local planning authority.

ReasonAs empowered by Section 74(3) of the Planning (Listed Buildings and Conservation Areas) Act 1990 and tomaintain the character and appearance of the Holly Grove Conservation Area and the special architectural andhistoric interest of this listed building; and in accordance with Policies: 3.15 Conservation of the HistoricEnvironment; 3.16 Conservation Areas; of The Southwark Plan - July 2007.

Reasons for granting conservation area consent.

This application was considered with regard to various policies including, but not exclusively:

a] Policies 3.17] of the Southwark Plan [July 2007].

b] Policies 4B.11 and 4B.12 of the London Plan [2004].

c] Planning Policy Statements [PPS] and Guidance Notes [PPG] PPG 15.

Conservation area consent was granted as there are no, or insufficient, grounds to withhold consent on thebasis of the policies considered and other material planning considerations.

68

Scale 1/1250

Date 21/5/2008

187-189 Gordon Road


Ordnance Survey

69

Item no

4Classification

OPEN

Decision LevelNunhead & Peckham RyeCommunity Council

MeetingDate

4th June2008

From


Title of Report

DEVELOPMENT CONTROL

Proposal (Demolition of existing building withexception of substation and part of boundary wall.)

Address

187-189 GORDON ROAD, LONDON,SE15 3RT

Ward The LaneApplication Start Date 17/03/2008 Application Expiry Date 12/05/2008

PURPOSE

1 To consider the above application

RECOMMENDATION

2 That conservation area consent be granted, subject to conditions.

BACKGROUND

Site location and description

3

4

5

6

The application site is located towards the Nunhead Green (southern) end of GordonRoad which is predominantly residential in character. The site covers 0.23ha and hasits main frontage facing onto the east side of Gordon Road. It currentlyaccommodates two industrial buildings, one of which incorporates and electricitysubstation, which have been vacant for approximately 4 years. The footprint of theexisting buildings covers virtually the whole of the site and the walls of the buildingform the site boundaries.

189 Gordon Road (on the southern part of the site) provides a commercial two-storeyfrontage to Gordon Road (at approximately 9.1m high this is equivalent to threeresidential storeys), built in London stock brick; to the rear, this building has asaw-tooth roof. 187 Gordon Road to the northern part of the site contained anattractive mid-19th century building with a domestic-style frontage of two and a halfstoreys in height, stepping down to two-storeys and this structure was largelydemolished prior to the designation of the Nunhead Green Conservation Area, ofwhich the site forms part.

The boundary wall at the rear of the site backs onto the rear gardens of the Victorianterrace houses on Kirkwood Road and is approximately 6.5m in height. The saw toothroof then reaches up to a height of approximately 10.5m above ground level.

The site is immediately adjoined to the north by two-storey mainly yellow Londonstock brick Victorian terraced houses. To the east, the site is bounded by the back

70

7

gardens of Victorian terrace houses on Kirkwood Road, and to the south by athree-storey block of 1970s flats. To the south-east is Barton Close, a housingdevelopment of 1970s three-storey houses and there are 2-storey Victorian terracedhouses to the west of the site, on the opposite side of Gordon Road.

The site forms part of the Nunhead Green Conservation Area.

Details of proposal

8 Conservation area consent is sought for demolition of the existing buildings on site,with the exception of a substation to the Gordon Road frontage and retention of theexisting boundary walls to the north, south and eastern boundaries to a height of1.8m.

Planning history

9

10

11

12

13

14

15

The Nunhead Green Conservation Area has came into effect in January 2007. Thereis a draft conservation area appraisal but this document has not been formallyadopted and holds little weight.

An application for redevelopment of the site for 25 residential units is currently beforeMembers with a recommendation that planning permission be granted, subject to thecompletion of a section 106 agreement (reference 08-AP-0685).

In December 2006 planning permission was REFUSED for demolition of the existingindustrial building and construction of 25 housing units in two blocks comprising afront block (part two/three/four storey) containing 18 flats and a rear block (2-storeyplus roof level accommodation) containing 7 houses, together with 4 street level and11 basement car parking spaces, new and altered vehicle accesses including a rampto the basement, motorcycle and cycle parking, and associated landscaping andancillary works (reference: 06-AP-1801). The reasons for refusal were as follows:

1. The proposal, due to the design of the proposed front elevation onto Gordon Roadfails to respect the predominant architectural rhythms of the terraced housesadjacent, and therefore fails to respect the prevailing character, harmful to the visualamenities of the streetscene and therefore contrary to policy E.2.3 'Aesthetic Control'of the Adopted Southwark UDP (1995) and policies 3.11 'Quality in Design' and 3.13'Urban Design' of the Southwark Plan (Modifications) 2006.

2. This proposal, due to the height and massing of the rear terrace, will create anundue sense of enclosure for the residents in the nearest properties in KirkwoodRoad and will have a material impact upon the privacy that they currently enjoy, andto a lessor extent, the sunlight and daylight that they presently enjoy. For thesereasons the proposals will be harmful to their amenities and are therefore contrary topolicy E.3.1 'Protection of Amenity' of the Adopted Southwark UDP (1995) and policy3.2 'Protection of Amenity' of the Southwark Plan (Modifications) 2006.

3. The proposal does not provide a Section 106 obligation to mitigate the adverseimpacts arising from the development by providing contributions towardsinfrastructure and environment works necessary to support the development. Assuch the proposal is contrary to policy 2.5 'Planning Obligations' of the SouthwarkPlan (Modifications version) 2006, policy R.2.2 'Planning Agreements' of the adoptedSouthwark UDP (1995) and policy 6A.5 'Planning Obligations' of the London Plan2004.

A planning application was WITHDRAWN on 8 May 2006 [06-AP-0188] for thedemolition of the existing factory buildings and the erection of an underground car

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park and 27 residential units (7 houses in a 2.5 storey terrace and 20 flats in a 4storey terrace with the uppermost storey set back).

A planning application was WITHDRAWN on 29 June 2004 (reference: 04-AP-0131)for the demolition of existing industrial buildings and erection of two 4 storey buildingscomprising a total of 44 flats (comprising 16 one bedroom, 25 two bedroom and 3,three bedroom flats) with balconies and terraces, 22 off street parking spaces (8 atground level and 14 in basement) with vehicular access off Gordon Road, togetherwith associated amenity area, refuse storage areas and cycle parking spaces.

Planning history of adjoining sites

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17-17a Nunhead Green

In September 2003 planning permission was GRANTED for the erection of a partthree, part four-storey building comprising offices (Use Class B1) and three financialand professional units (Use Class A2) on the ground floor and eleven flats on theupper floors (reference: 04-AP-1659).

130-136 Gordon Road

In July 2007 planning permission and conservation area consent were GRANTED forchange of use of the building to provide a mixed use development comprising sixClass B1 (office) units with a total floorspace of 544m² at the ground floor level, andnine residential flats with external terraces above; Extensions and alterations to thebuilding; Provision of car parking spaces; Landscaping works (references:07-AP-0592 & 07-AP-0594).

138 Gordon RoadPermission was GRANTED in December 2005 [05-AP-1045] for a three storeybuilding comprising 12 flats.

An appeal against the Council's REFUSAL of a revised scheme of 14 flats wassubsequently DISMISSED on 16 March 2006 [04-AP-0633;APP/A5840/A/05/1190723], on the grounds of the size and appearance of theproposed building which would over dominate in the streetscene.

Corner of Brayard's Road and Gordon RoadPermission was GRANTED on 6 January 2005 [04-AP-1685] for a three-storeybuilding comprising 11 flats.


22 Main Issues

The main issue in this case is:

a] Impact on character and appearance of this part of the Nunhead GreenConservation Area

Planning Policy

23 Southwark Plan 2007 [July]

3.16 - Conservation Areas

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24 London Plan 2004

4B.11 London's built heritage

25 Planning Policy Guidance [PPG] and Planning Policy Statements [PPS]

PPG15: Planning and the Historic Environment (September 1994)

26 Consultations

Site Notice:

7th April 2008.

Press Notice:

3rd April 2008.

Internal Consultees

Consultation and Design Team

Statutory and non-statutory consultees

None

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Neighbour consultees

Local residents in Gordon Road, Kirkwood Road, Barton Close, Consort Road,Evelina Road, Ellery Street, Symons Close, Kimberley Avenue, Sturdy Road,Monteagle Way, Scylla Road, Nunhead Green, Grimwade Close, Linacre Close andBuchan Road were consulted. A full list of consultees can be viewed on theapplication file.

Re-consultation

No re-consultation undertaken.


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Internal Consultees

Conservation and Design Team

All comments relate to the redevelopment of the site under concurrent planningapplication reference 08-AP-1801.


None.

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2 representations have been received objecting to the demolition of the building onthe grounds that it would result in a loss of industrial space and the existing factory

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walls are characteristic of the area and should be retained.

Re-consultation



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Impact on character and setting of a listed building and/or conservation area

Policy 3.16 seeks to preserve or enhance the character or appearance of designatedconservation areas.

Although in draft form only, the conservation area appraisal identifies 187 GordonRoad as a making a positive contribution to the character and appearance of theconservation area, although this building was largely demolished prior to theconservation area coming into effect and is now an eyesore within the streetscene.189 is not identified as making a positive contribution and there are no objections toits demolition, and as the building is not considered to be suitable for conversion toresidential use owing to its almost total plot coverage and limited window openings,requiring extensive modification. To this end, no objections are raised to thedemolition of the existing buildings and It is recommended that a condition beattached to any consent requiring submission of a contract for redevelopment of thesite prior to demolition, to ensure the site is not left vacant.

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Other matters

No other matters arising from this application.

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Conclusion

The existing factory building is not considered to be of any merit and is not identifiedin the draft conservation area appraisal as making a positive contribution in thestreetscene. It is therefore recommended that conservation area consent be granted,subject to conditions.


In line with the Council's Community Impact Statement the impact of this applicationhas been assessed as part of the application process with regard to local people inrespect of their age, disability, faith/religion, gender, race and ethnicity and sexualorientation. Consultation with the community has been undertaken as part of theapplication process.


b] The following issues relevant to particular communities / groups likely to beaffected by the proposal have been identified above.

c] The likely adverse or less good implications for any particular communities/groupshave been also been discussed above.

SUSTAINABLE DEVELOPMENT IMPLICATIONSThe demolition of the building would enable reuse of this brownfield site.

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LEAD OFFICER Gary Rice Head of Development ControlREPORT AUTHOR Victoria Lewis Senior Planner - Development Control

[tel. 020 7525 5656]CASE FILE TP/2467-189Papers held at: Regeneration Department, Council Offices, Chiltern, Portland Street

SE17 2ES [tel. 020 7525 5403

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RECOMMENDATION


Applicant Hexagon Housing Association Reg. Number 08-AP-0693Application Type Conservation Area ConsentRecommendation Grant Case Number TP/2467-189


Conservation Area Consent was GIVEN to demolish the following:Demolition of existing building with exception of substation and part of boundary wall.

At: 187-189 GORDON ROAD, LONDON, SE15 3RT


and Applicant's Drawing Nos. pl263, 260, 261, 262.


permission.


2 The works of demolition hereby permitted shall not be begun until contracts have been entered into by thedeveloper to ensure that the demolition is, as soon as possible, followed by the erection of the buildingSpermitted by the planning permission reference 08-AP-0685 and the Local Planning Authority have given theiragreement in writing to those contracts.

ReasonTo ensure the demolition is followed by immediate rebuilding and to maintain the character and appearance ofthis part of the Nunhead Green Conservation Area, in accordance with policy 3.16 'Conservation Areas' of theSouthwark Plan 2007.

Reasons for granting conservation area consent.

This application for conservation area consent was considered with regard to various policies including, but notexclusively:

a] Policy 3.16 'Conservation Areas' of the Southwark Plan [July 2007].

b] Policy 4B.11 ' London's Built Heritage' of the London Plan [2008 Modifications Version].

c] Planning Policy Guidance Note [PPG ] 15 'Planning and the Historic Environment' [September 1994].

Planning permission was granted as there are no, or insufficient, grounds to withhold consent on the basis ofthe policies considered and other material planning considerations.

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Scale 1/1250

Date 21/5/2008

187-189 Gordon Road


Ordnance Survey

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Item no

5Classification

OPEN

Decision Level

Community Council

MeetingDate

4th June2008

From


Title of Report

DEVELOPMENT CONTROL

Proposal: Demolition of existing building and erection ofa residential development comprising 25 units in the formof a front and a rear terrace: front terrace on ground, first,second and third floors and rear terrace on ground, firstand second floors (second floor within roofspace);underground parking providing 11 spaces and 4 additionalspaces fronting Gordon Road; associated cycle storageand amenity areas (08-AP-0685).

Address

187-189 GORDON ROAD, LONDON,SE15 3RT

Ward The Lane

Application Start Date 17/03/2008 Application Expiry Date 16/06/2008

PURPOSE

1 To consider the above applications owing to the number of objections received.

RECOMMENDATION

2 1) Subject to the applicant first entering into an appropriate legal agreement (at nocost to the Council) by no later than 16th June 2008, planning permission be grantedsubject to conditions.

2) In the event that the requirements of 1) are not met by 16th June 2008, the Head ofPlanning be authorised to refuse planning permission for the reasons set out atparagraph 119 of this report.

BACKGROUND

Site location and description

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The application site is located towards the Nunhead Green (southern) end of GordonRoad which is predominantly residential in character. The site covers 0.23ha and hasits main frontage facing onto the east side of Gordon Road. It currentlyaccommodates two industrial buildings (one of which incorporates an electricitysubstation) which have been vacant for approximately 4 years. The footprint of thebuildings cover virtually the whole of the site and the walls of the building form the siteboundaries.

189 Gordon Road (on the southern part of the site) provides a commercial two-storeyfrontage to Gordon Road (at approximately 9.1m high this is equivalent to threeresidential storeys), built in London stock brick and to the rear this building has asaw-tooth roof. 187 Gordon Road to the northern part of the site contained anattractive mid-19th century building with a domestic-style frontage of two and a halfstoreys in height, stepping down to two-storeys, and this structure was largelydemolished prior to the designation of the Nunhead Green Conservation Area, of

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which the site forms part.

The boundary wall at the rear of the site backs onto the rear gardens of Victorianterraced houses on Kirkwood Road and measures between 4.7 and 5.5m high owingto a difference in ground level across the site. The saw tooth roof then reaches up toa height of approximately 10.5m above ground level.

The site is immediately adjoined to the north by two-storey mainly yellow Londonstock brick Victorian terraced houses. To the east, the site is bounded by the backgardens of Victorian terrace houses on Kirkwood Road, and to the south by athree-storey block of 1970s flats. To the south-east is Barton Close, a housingdevelopment of 1970s three-storey houses and there are 2-storey Victorian terracedhouses to the west of the site, on the opposite side of Gordon Road.

As well as being located the Nunhead Green Conservation area, the lies within theUrban Density Zone and an Air Quality Management Area.

Details of proposal

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Full planning permission is sought for demolition of the existing buildings on site anderection of 25 affordable housing units, arranged in 2 blocks separated by a centrallandscaped courtyard, with the front block comprising 18 flats and the rear block 7houses.

Front block

The front block would face Gordon Road and would be part 2, part 3-storeys in heightto the northern section of the site, increasing to 4-storeys to the southern end,measuring a maximum of approximately 11m high. A gap of 1m would be retainedbetween this block and the northern site boundary with 185 Gordon Road (there isalso a gap of approximately 1m between the site boundary and the side wall ofnumber 185) and the existing substation would be retained and incorporated into thefront elevation.

Materials proposed are contrasting yellow stock brick fronting Gordon Road and brickand grey fibre cement cladding panels to the rear, facing the courtyard. The fourthstorey would also be constructed of grey fibre cement cladding panels, and allwindows would be metal composites; the side elevations of the block would be brick.

Rear block

The rear block would be set behind and parallel to the front block, separated by alandscaped courtyard measuring 16m wide. It would measure 8.5m at its highestpoint with a pitched roof would be set a minimum of 5m from the boundary withKirkwood Road (number 25), increasing to 8.2m from the boundary with 11 KirkwoodRoad and would be set in a minimum of 1m at each side from boundaries with 185Gordon Road and 43 Barton Close. Shared pedestrian access to this block would bevia an archway at ground floor level through the front block.

Materials proposed are contrasting yellow stock brick with grey fibre cement claddingpanels to the courtyard elevation and brick to the side and rear elevations; the roofwould be finished with artificial slate tiles.

15 car parking spaces and 16 cycle parking spaces would be provided to serve thedevelopment. Refuse and recycle stores would be provided to the Gordon Roadfrontage and behind the front block.

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The existing factory wall to the north, south and eastern boundaries of the site wouldbe retained to a height of 1.8m with a 1.2m high trellis above, totalling 3m in height.

Amended Plans

The following changes have been made to the plans:

Provision of water butts to all ground floor units within their private rear gardensand provision of composting facilities within the rear gardens of the 7 houses (rearblock);revised plans submitted showing the height of the existing factory wall abutting therear of properties on Kirkwood Road, following further survey work;the door to the refuse / recycle store at the rear of the front block has beenamended so that it would open inwards;introduction of window lintels, banding and pilasters to the rear of the rear block;use of artificial slate roof tiles to the rear block, a sample of which has beensubmitted (fibre cement tiles were originally proposed);a sample of the fibre cement cladding to the courtyard elevations and the fourthstorey of the front block has been submitted.

Planning history

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In December 2006 planning permission was REFUSED for demolition of the existingindustrial building and construction of 25 housing units in two blocks comprising afront block (part two/three/four storey) containing 18 flats and a rear block (2-storeyplus roof level accommodation) containing 7 houses, together with 4 street level and11 basement car parking spaces, new and altered vehicle accesses including a rampto the basement, motorcycle and cycle parking, and associated landscaping andancillary works (reference: 06-AP-1801). The reasons for refusal were as follows:

1. The proposal, due to the design of the proposed front elevation onto Gordon Roadfails to respect the predominant architectural rhythms of the terraced houses adjacent,and therefore fails to respect the prevailing character, harmful to the visual amenitiesof the streetscene and therefore contrary to policy E.2.3 'Aesthetic Control' of theAdopted Southwark UDP (1995) and policies 3.11 'Quality in Design' and 3.13 'UrbanDesign' of the Southwark Plan (Modifications) 2006.

2. This proposal, due to the height and massing of the rear terrace, will create anundue sense of enclosure for the residents in the nearest properties in Kirkwood Roadand will have a material impact upon the privacy that they currently enjoy, and to alessor extent, the sunlight and daylight that they presently enjoy. For these reasonsthe proposals will be harmful to their amenities and are therefore contrary to policyE.3.1 'Protection of Amenity' of the Adopted Southwark UDP (1995) and policy 3.2'Protection of Amenity' of the Southwark Plan (Modifications) 2006.

3. The proposal does not provide a Section 106 obligation to mitigate the adverseimpacts arising from the development by providing contributions towardsinfrastructure and environment works necessary to support the development. As suchthe proposal is contrary to policy 2.5 'Planning Obligations' of the Southwark Plan(Modifications version) 2006, policy R.2.2 'Planning Agreements' of the adoptedSouthwark UDP (1995) and policy 6A.5 'Planning Obligations' of the London Plan2004.

A planning application was WITHDRAWN on 8 May 2006 [06-AP-0188] for thedemolition of the existing factory buildings and the erection of an underground carpark and 27 residential units (7 houses in a 2.5 storey terrace and 20 flats in a 4storey terrace with the uppermost storey set back).

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A planning application was WITHDRAWN on 13 May 2005 [04-AP-1176] for thedemolition of existing industrial buildings and erection of two residential buildings(block facing Gordon Rd part 3 / part 4 storey, with private roof terraces at 3rd floorlevel facing Gordon Road; and block accessed via Barton Close 3 storey, withbalconies facing Kirkwood Road houses) containing 39 flats with 24 off street parkingspaces in basement car park including. 6 parking bays on Gordon Road, 47 cyclestorage spaces, including private gardens and landscaped areas.

A planning application was WITHDRAWN on 29 June 2004 (reference: 04-AP-0131)for the demolition of existing industrial buildings and erection of two 4 storey buildingscomprising a total of 44 flats (comprising 16 one bedroom, 25 two bedroom and 3,three bedroom flats) with balconies and terraces, 22 off street parking spaces (8 atground level and 14 in basement) with vehicular access off Gordon Road, togetherwith associated amenity area, refuse storage areas and cycle parking spaces.

Planning history of adjoining sites

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25

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It is noted that there have been a significant number of applications submitted, andsome approved, relating to the redevelopment of sites within the vicinity of theapplication site.

These sites include:

17-17a Nunhead Green

In September 2003 planning permission was GRANTED for the erection of a partthree, part four-storey building comprising offices (Use Class B1) and three financialand professional units (Use Class A2) on the ground floor and eleven flats on theupper floors (reference: 04-AP-1659).

130-136 Gordon Road

In July 2007 planning permission and conservation area consent were GRANTED forchange of use of the building to provide a mixed use development comprising sixClass B1 (office) units with a total floorspace of 544m² at the ground floor level, andnine residential flats with external terraces above; Extensions and alterations to thebuilding; Provision of car parking spaces; Landscaping works (references:07-AP-0592 & 07-AP-0594).

138 Gordon Road

Permission was GRANTED in December 2005 [05-AP-1045] for a three storeybuilding comprising 12 flats.

An appeal against the Council's REFUSAL of a revised scheme of 14 flats wassubsequently DISMISSED on 16 March 2006 [04-AP-0633;APP/A5840/A/05/1190723], on the grounds of the size and appearance of theproposed building which would over dominate in the streetscene.

Corner of Brayard's Road and Gordon Road

Permission was GRANTED on 6 January 2005 [04-AP-1685] for a three-storeybuilding comprising 11 flats.

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Main Issues


a] the principle of the development in terms of land use and conformity with strategicpolicies;

b] density;

c] housing tenure and mix;

d] design and conservation area impact;

e] amenity of existing and future occupiers;

f] transport and movement;

g] refuse / recycling storage and collection;

h] sustainability assessment;

i] section 106 obligations.

Planning Policy

30 Southwark Plan 2007 [July]

Strategic Policy 1 Sustainability, Equality and DiversityStrategic Policy 3 Quality and AccessibilityStrategic Policy 10 Development ImpactsStrategic Policy 11 Amenity and Environmental QualityStrategic Policy 13 Design and HeritageStrategic Policy 14 Sustainable BuildingsStrategic Policy 17 HousingStrategic Policy 18 Sustainable TransportStrategic Policy 19 Minimising the Need to Travel

Policy 1.1 Access to Employment OpportunitiesPolicy 1.4 Employment Sites Outside the Preferred Office Locations and PreferredIndustrial LocationsPolicy 2.5 Planning ObligationsPolicy 3.2 Protection of AmenityPolicy 3.3 Sustainability AssessmentPolicy 3.4 Energy EfficiencyPolicy 3.5 Renewable EnergyPolicy 3.6 Air QualityPolicy 3.7 Waste ReductionPolicy 3.11 Efficient Use of LandPolicy 3.12 Quality in DesignPolicy 3.13 Urban DesignPolicy 3.14 Designing Out CrimePolicy 3.15 Conservation of the HIstoric EnvironmentPolicy 3.16 Conservation AreasPolicy 4.1 Density of Residential Development

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Policy 4.2 Quality of Residential AccommodationPolicy 4.3 Mix of DwellingsPolicy 4.4 Affordable HousingPolicy 4.5 Wheelchair Affordable HousingPolicy 5.2 Transport ImpactsPolicy 5.3 Walking and CyclingPolicy 5.6 Car ParkingPolicy 5.7 Parking Standards for Disabled People and the Mobility ImpairedAppendix 2 Residential Density StandardsAppendix 6 Planning ObligationsAppendix 15 Parking Standards

31 London Plan (consolidated with alterations since February 2004)

2A.1 Sustainability criteria3A.1 Increasing London's supply of housing3A.2 Borough housing targets3A.3 Maximising the potential of sites3A.5 Housing choice3A.6 Quality of new housing provision3A.9 Affordable housing targets3A.18 Protection and enhancement of social infrastructure and communityfacilities3A.20 Health objectives3B.11 Improving employment opportunities for Londoners3C.1 Integrating transport and development3C.3 Sustainable transport in London3C.22 Improving conditions for cycling3C.23 Parking strategy3D.8 Realising the value of open space and green infrastructure4A.1 Climate change4A.3 Sustainable design and construction4A.4 Energy assessment4A.7 Renewable Energy.4A.9 Adaptation to Climate Change4A.11 Living Roofs and Walls4A.14 Sustainable drainage4A.16 Water supplies and resources4A.19 Air quality4A.22 Waste management4A.28 Construction, excavation and demolition waste4B.1 Design principles for a compact city4B.5 Creating an inclusive environment4B.6 Safety, Security and fire prevention and protection4B.8 Respect local context and communities4B.11 London's built heritage

32 Planning Policy Guidance [PPG] and Planning Policy Statements [PPS]

PPS1 - Delivering Sustainable Development (January 2005)PPS3 - Housing (November 2006)PPG15: Planning and the Historic Environment (September 1994)

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33 Affordable Housing (Draft January 2008)Sustainable Design and Construction (Draft September 2007)Residential Design Standards (Draft January 2008)Section 106 Planning Obligations (Adopted July 2007)

34 Consultations

Site Notice:

7th April 2008.

Press Notice:

3rd April 2008

35 Internal Consultees

Planning PolicyTransport GroupHousingWaste ManagementAccess


Nunhead Resident's Association

36 Neighbour consultees

Local residents in Gordon Road, Kirkwood Road, Barton Close, Consort Road,Evelina Road, Ellery Street, Symons Close, Kimberley Avenue, Sturdy Road,Monteagle Way, Scylla Road, Nunhead Green, Grimwade Close, Linacre Close andBuchanan Road were consulted. A full list of consultees can be viewed on theplanning application file.

Re-consultation

No re consultation undertaken.


37 Internal Consultees

Planning Policy

Change of use from industry to residential acceptable and was accepted duringthe consideration of application reference 06-AP-1801. The density, dwelling mix,disabled provision and affordability comply with policy.Better justification required as to why the renewable energy requirements cannotbe achieved on this site.Complies with policy with regard to air quality, biodiversity, water (with theexception of grey water recycling), noise, lighting (although no mention of lightpollution) and construction,Composting facilities should be provided on a scheme of this size.Although the scheme proposes 100% affordable housing, other s106 contributionsare required in order to comply with the s106 obligations SPD.

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Transport Group

Advised that:

Comments made on application reference 06-AP-1801 are still relevant. Concerns regarding cycle parking appear to have been addressed, however itremains insufficient in provision.The vehicular access ramp at a gradient of 1:6 is not ideal, 1:10 should beprovided.The doors to the residential waste storage facility open outwards over theproposed access way and should be set back or re-hung to maintain pedestriansafety. Three recycle bins are to be housed outside the substation, although noinformation has been submitted to suggest which units they would serve.All access points to the front parking spaces should not have planting (at maturity)or builds which exceed 0.9m in height, in order that sight lines can be maintained.A contribution of £8,400 is required towards improving street lighting along GordonRoad, within the vicinity of the site. This is required owing to the increase inpedestrian activity resulting from the proposal.

Housing Regeneration Initiatives

No objections to the proposal.

Waste Management

Refuse / recycle storage would be adequate, but represents an over provision aseach unit would be allocated its own 240 litre bin regardless of the size of the unit.Recommend that larger euro-bins be employed which means that the two binsshown to the south of the front block could be omitted.

Access

No objections to the proposal.


Nunhead Resident's Association has commented as follows:

The proposal demonstrates that the applicant has taken into account the variousissues raised by the Association and people living in the area.

No objections to the proposal, provided that:

1. It meets all the requirements of the Nunhead Green Conservation Area;2. the development by virtue of its depth and height would have no detrimental impactupon the amenities of neighbouring properties, particularly with regard to light andoutlook;3. neighbouring residents are consulted;4. the construction does not exceed the height of the neighbouring buildings;5. there is no over-development of the site;6. the dwellings will be suitable for their purpose, including adequate living space forresidents and that minimum floor standards would be met in all respects.

The Association is aware that some residents in Kirkwood Road have concernsregarding loss of amenity. It is requested that the issues they have raised be looked

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at, with particular regard to outlook and invasion of privacy, in further to policy 3.2 ofthe Southwark Plan 'Protection of amenity'.

Southwark Cyclists

Request a planning condition to ensure that cycle parking spaces are providedwithin the site for 130% of the residents and a further 10 spaces immediatelyoutside the site.

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16 representations have been received objecting to the proposal on the followinggrounds:

116a Gordon Road - object on the grounds of lack of parking.

124 Gordon Road - object to the proposal on the grounds that the development wouldfail to enhance or maintain the character of the conservation area, massing of thedevelopment (principally the 4th storey to Gordon Road), inappropriate materials,entrance to basement car park and provision of forecourt parking.

185 Gordon Road - object to the height of the development in a conservation arealocation, overlooking of properties on Kirkwood Road, and disturbance to nesting birdsin ivy growing over part of the factory walls.

11 Kirkwood Road - object to the proposal unless the existing boundary wall can bekept at its current height, its stability is not compromised and any damage is repairedby the applicant. Loss of privacy and security, loss of privacy and light owing to theheight of the rear terrace, inappropriate design in a conservation area, and theapplication does not address the reasons for refusing the previous scheme(reference: 06-AP-0685); a revised proposal comprising just one terrace would bemore appropriate.

13 Kirkwood Road - object on the grounds of overlooking and loss of privacy, loss oflight, loss of security, increased noise levels, and failure to preserve the character andappearance of this part of the conservation area.

17 Kirkwood Road - object on the grounds of loss of security, loss of privacy andoverlooking,

19 Kirkwood Road - object on the grounds of overlooking and loss of privacy, loss ofsecurity, inadequate boundary treatment height owing to changes in ground level,design not in keeping with the conservation area.

23 Kirkwood Road - object on the grounds of overlooking, loss of privacy and loss ofsecurity.

25 Kirkwood Road - object on the grounds of overlooking from the first floor windowsof the rear terrace, the proposed boundary treatment would fail to maintain adequateprivacy and security, the window-to-window distance would be less than the 21mSPD requirement owing to a 4.2m extension to the rear of this property, inappropriatedesign of the rear terrace, the existing factory is a significant and characteristic part ofthe conservation area and more of its perimeter wall should be retained, inaccurate'as existing' and 'as proposed' buildings, the building fronting Gordon Road isover-scaled and poorly designed (2 representations submitted).

NB. Plans showing suggested alternatives were submitted with this application,

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showing the existing factory wall retained to a height of 3m with a 1.5m high trellisabove.

27 Kirkwood Road - object on the grounds of loss of privacy owing to the removal ofthe rear factory wall and proximity of the rear block, loss of security and inappropriatedesign.

40 Kirkwood Road - object on the grounds that new people occupying thedevelopment are unlikely to look after the area.

37 Barton Close - object on the grounds of loss of the industrial building, if the siteremains vacant it could be occupied by travellers, the closure of local businesses inthe area and more housing is not needed in this area (2 representations submitted).

43 Barton Close - object to the proposal on the grounds that the boundary wallbetween the site and this property must be at least 2.4m high and object to thecreation of an alleyway alongside this property.

23 Monteagle Way - object on the grounds that developments in the conservationarea should be no more that three floors and lack of parking.

Re-consultation



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Principle of development

The site is not designated as an employment site on the Proposals Map to theSouthwark Plan, but the proposal would involve the loss of B use class floorspace,therefore policy 1.4 ‘ of the Southwark Plan is relevant 'Employment Sites Outside thePreferred Office Locations and Preferred Industrial Locations’.

Policy 1.4 ‘states that development proposals for sites which have an established Buse class should not result in a net loss of B use class floorspace, althoughexceptions to this may be made where a site is located outside the central activitieszone/ strategic cultural areas / public transport accessibility zone, and has no frontageor direct access onto a classified road - as in the case of the application site - as it isrecognised that the release of employment sites in some locations for other uses cancontribute to the wider regeneration objectives of the borough. In light of this theproposal is considered to comply with the provisions of policy 1.4. As the site issurrounded by residential uses its redevelopment for residential rather than industrialpurposes is considered to be more compatible with the local area, as it is likely toresult in less nuisance to adjoining residential occupiers.

The Council's housing needs survey was updated in 2006 and found that there is asignificant shortfall of housing in the borough, a general need for more family housing,the greatest need in the private housing sector is for 1 and 2 bedroom properties andthe greatest need in the affordable housing sector is for 3-bedroom properties. Theproposal would be in accordance with the aims and objectives of PPS3: Housing andthe London Plan, in providing residential accommodation on an vacant, brownfieldsite.

It is also noted that the building has been vacant for approximately 4 years and thatduring the assessment of application reference 06-AP01801 no objections wereraised to the loss of the industrial building and replacement with a residential scheme.

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Density

The site lies within the Urban Density Zone and policy 4.1 of the Southwark Plan'Density of Residential Development' requires developments within this zone toachieve a density of between 300 and 700 habitable rooms per hectare. The proposalwould achieve a density of 397 habitable rooms per hectare and therefore complieswith policy 4.1.

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Housing Tenure and Mix

Policy 4.3 of the Southwark Plan 'Mix of dwellings' states that all major residentialdevelopments should provide a mix of dwelling sizes and types to cater for the rangeof housing needs in the area. Further guidance is contained within the draftResidential Development Standards SPD which states that for major residentialschemes, the majority of units should have two or more bedrooms, in developmentsof 15 or more dwellings at least 10% should have direct access to private outdoorspace and at least 10% should be suitable for wheelchair users.

65 The proposal would provide the following mix of dwelling sizes:

2 x 1-bed flats (8%)13 x 2-bed flats (52%)3 x 3-bed flats (12%)7 x 4 bed dwellinghouses (28%)

66 Policy 4.4 of the Southwark Plan 'Affordable Housing' states that within the UrbanDensity Zone at least 35% of all new housing must be affordable for developmentscapable of providing 15 or more additional dwellings; a tenure mix of 70:30 socialrented to intermediate housing is required.

67 Policy 4.4 of the Southwark Plan 'Affordable Housing' states that within the UrbanDensity Zone at least 35% of all new housing must be affordable for developmentscapable of providing 15 or more additional dwellings; a tenure mix of 70:30 socialrented to intermediate housing is required.

68 This application has been submitted by Hexagon Housing Association and all of theproposed units would be affordable and social rented. Paragraph 5.4 of the draftaffordable housing SPD permits a move away from the 70:30 tenure split for schemesproposing 100% affordable housing, which are generally put forward in order to meeta specific need therefore there are no objections in this regard. A section 106agreement is currently being drafted to secure a range of contributions (refer toparagraph 116 of this report) and will include a clause requiring the affordable housingto be retained as such in perpetuity.

Design and conservation area impact

69 Policies 3.12 and 3.13 of the Southwark Plan seek to ensure developments are of ahigh standard of design and policy 3.16 seeks to preserve or enhance the characteror appearance of designated conservation areas.

70 Since the refusal of the 2006 application, the Nunhead Green Conservation Area hasbeen created, and came into effect in January 2007. There is a draft conservationarea appraisal although this document has not been formally adopted and holds littleweight.

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Front block71 The front block would follow the existing building line established by the neighbouring

properties on Gordon Road and the parapet height of the 2-storey elements wouldalign with that of number 185 and its adjoining neighbours.

72 Concerns have been raised regarding the height of this block and that 4-storeys isunacceptable in a conservation area. Paragraph 5.2.4 of the draft conservation areaappraisal states that particular characteristics that should be observed in conversionand new design include, inter alia, heights of generally 2-storeys and that in eachsituation buildings should remain within the range of heights of the blocks of buildingsin which it is situated.

73 The top floor would be set back 4.9m from the front elevation and as such is unlikelyto be discernible at street level. It would be located towards the southern end of thesite, closest to 34-39 Barton Close which adjoins the site to the south and would besimilar in height to the roof ridge of this building. Occupiers of the top floor flats wouldhave access to a terrace fronting Gordon Road and the terrace would measure only1.5m deep and would be set back 3.4m from the front elevation therefore it is unlikelythat any furniture and other garden type items placed upon it would be visible fromstreet level. As such, there are no objections to the proposed height of the frontblock.

74 With regard to its detailed design, the predominant housing type in Gordon Road islate Victorian terraced houses , relieved by parapets, chimneys and front bays, with astrong vertical emphasis. The detailed design of the front block with its varying height,depth and contrasting materials would respond appropriately to the local context andpick up the architectural rhythms of the neighbouring properties. It is thereforeconsidered that the proposal overcomes reason for refusal 1 of planning applicationreference 06-AP-1801.

75 A condition requiring sample panels of all facing materials to be submitted forapproval (excluding the roof tiles to the rear block) is recommended to ensure asatisfactory finish, together with a condition requiring large-scale drawings of thewindows, doors, balustrades and canopies. This, for example, would ensure that thewindows and doors would be adequately recessed to provide depth to the facade.

76 The failure to relocate the electricity substation is regarded as unfortunate, althoughthe front elevation has been designed so that it would not be overly visible in thestreetscene. The plans show a false facade above it, with two mock, partially glazedwindows. The applicant has advised that it has been designed in this way to allowaccess for maintenance, although it is the view of officers that these windows shouldbe fully glazed to ensure an acceptable appearance in the streetscene, and that if theglazing were fully openable this would not impede access. A condition is thereforerecommended requiring these windows be fully glazed to match those adjacent.

77 The properties along this part of Gordon Road generally have front gardens enclosedby low boundary walls and planting, and the scheme proposes 4 off-street parkingspaces to the Gordon Road frontage. Whilst this is not ideal, it is currently possible topark on the loading area in front of the factory and the proposal would provide highquality, affordable, wheelchair accessible flats within the front block. On balancetherefore, the provision of off-street parking to the Gordon Road frontage isconsidered to be acceptable on design grounds, and conditions requiring landscapingdetails to be submitted for a approval and all boundary treatment to be completedprior to occupation are recommended, to preserve the visual amenities of thestreetscene.

78 There are concerns regarding the visual impact of the proposed refuse stores fronting

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Gordon Road, which owing to their size would appear overly prominent in thestreetscene. The applicant has been asked to consider arranging the binsperpendicular to the highway, but has not submitted amended plans on the basis thathaving to walk past a row of bins to enter the development would cause harm to theamenities of future occupiers. It is the view of officers that if the bins were concealedin proper stores with doors, no loss of amenity would occur, and this arrangementwould be less prominent in the streetscene. Therefore, notwithstanding the detailsshown on the plans, a condition is recommended requiring large-scale details of theserefuse stores showing the bins perpendicular to the highway to be submitted forapproval.

Rear block79 The courtyard elevation is considered to be generally acceptable; the windows would

be rather small but they would serve bathrooms and stairwells and have beendesigned as such to maintain privacy between the two blocks. The rear elevationwould appear rather top-heavy, although the provision of window lintels, banding andpilasters would go some way to alleviate this and break up its perceived mass. Theoption of making the first floor windows larger to provide a more balanced elevationhas been considered, but the agent has confirmed that this is not possible owing tothe floor to ceiling heights within the block. On balance, the design of this block isconsidered to be acceptable.

80 Given the recent conservation area designation and the desire to encourage the useof natural materials, officers raised concerns regarding the use of fibre cementcladding to the courtyard elevations and fourth storey of the front block, and fibrecement roof tiles to the rear block. The applicant has subsequently submitted samplesof the cladding and an artificial slate and officers are satisfied with the use of thesematerials, although would recommend a condition requiring a further sample of thecladding, as the colour of that submitted is considered to be too light.

81 On balance, it is considered that the design of the proposal would be acceptable andthat the character and appearance of this part of the Nunhead Green ConservationArea would be preserved.

82 Policy 3.2 of the Southwark Plan seeks to ensure an adequate standard of amenity for existing and future occupiers. Further guidance is contained within the draft 'Residential Design Standards' SPD (January 2008).

Existing Occupiers

Front block

Amenity of existing and future occupiers83 The front block would face the properties on the opposite side of Gordon Road at a

distance of approximately 19m and given the presence of the existing building on site,there would not be any significant impact upon levels of light to these properties.

84 Again, given the height and bulk of the existing building, it is considered that therewould not be any detrimental impact in terms of levels of light to 185 Gordon Road tothe north of the site or 34-39 Barton Close to the south of the site. In fact, the gardensto these properties, and to 43 Barton Close, are likely to receive greater levels of lightowing to the removal of the existing structure and reduction in height of the boundarywalls.

85 With regard to privacy, the relationship of the front block with the properties on theopposite side of Gordon Road would be a typical relationship of properties facing each

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other across a street. As the terraces to the fourth-storey flats would only be 1.5mdeep, no unacceptable loss of privacy would occur.

86 As this block would contain flats, they would not benefit from permitted developmentrights therefore there would be no scope for inserting windows into the flank wallsfacing 185 Gordon Road and 34 Barton Close without first obtaining planningpermission.

87 The windows in the rear block would obliquely face windows and the garden at the rear of 43 Barton Close, although these windows and garden are already overlooked by flats in 34-39 Barton Close and as such it is not considered that the proposal wouldresult in significant loss of privacy above and beyond the existing situation.

Rear block88 The existing factory wall measures 5.5m high when measured from the back garden of

25 Kirkwood Road and amended plans have been submitted to reflect this followingfurther survey work. Although the rear block would measure 8.5m high, it would be aminimum of 5m away from the rear boundaries of 11-25 Kirkwood Road and as such itis considered unlikely that any significant loss of light would occur.

89 With regard to privacy, neighbouring residents are concerned that the height andproximity of the rear block would result in unacceptable loss of light, overlooking andloss of security.

90 Numbers 11 to 25 Kirkwood Road currently enjoy very secluded rear gardens,contained by the existing factory wall. With the exception of number 25, there wouldbe a minimum window-to-window distance of 23 metres between the first floorwindows of the rear block and windows in the rear of numbers 11 to 23 KirkwoodRoad. This exceeds the 21m window to-window distance recommended in the draftResidential Design Standards SPD and is considered to be acceptable. It is proposedto retain the existing factory wall to a height of 1.8m with a 1.2m high trellis above anda condition that this be completed prior to occupation and retained as such thereafteris recommended, to ensure no loss of privacy to occupiers of Kirkwood Road and tomaintain adequate security.

91 25 Kirkwood Road has a 4.2m deep rear extension and the distance between thisextension and the first floor windows of the rear block would be approximately 18m. Itis recognised that this is below the SPD recommendation, although the 21m is aguide and it is not always possible to achieve in dense urban locations such as this. Inorder to address reason for refusal 2 of application 06-AP-1801, the height of the rearblock has been reduced by 1.2m and the pitch of the roof changed from 45 degrees to33 degrees. This block would contain houses rather than flats and the pitch of the roofhas been reduced from 45 degrees to 33 degrees when compared to the 2006scheme, to minimise overlooking from rooflights which would be provided in the rearroofslope. Additionally, the windows at first floor level would serve bedrooms whichare generally used at night and therefore whilst officers note that the window towindow distance would be below the SPD requirement, it is considered that this wouldnot be sufficient grounds for refusing the application. Consideration has been given toincreasing the height of the boundary treatment, but at 3m this would already be highand to increase this any further would likely result in an oppressive and overbearingimpact to the living accommodation at ground floor level within this block.

92 Concerns have also been raised that owing to a change in ground level, the retainedboundary wall would only measure 1.5m high adjacent to properties in Barton Close.However, the plans and supporting information state that 3m high boundary treatmentwould be provided and a condition to this effect is recommended, notwithstanding anychanges in ground level.

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Future Occupiers93 Minimum floor areas are set out in the draft Residential Design Standards SPD and all

of the proposed units would exceed the minimum standards. There would be levelaccess to both communal flat entrances from Gordon Road and a lift in the southerncore and the houses within the rear block would also have level access.

94 The SPD also sets out amenity space requirements, these being a minimum of 50sqm of private garden space for houses (with the garden being at least 10m in length),and 10 sqm of private amenity space for flats plus an additional 50 sqm of communalamenity space. The following sets out the amenity space that the proposal wouldprovide:

95 Front blockThe wheelchair housing at ground floor level would have forecourts to the front andrear gardens ranging from 11.96 to 16.9 sqm. On the upper floors of the building,provision of amenity space would be as follows:

2 x 2-bed flats at first floor level - 5.4 sqm terrace3-bed flat at second floor level - 12.6 sqm terrace2-bed flat at second floor level - 5.4 sqm terrace2-bed flat at third floor level - 17.4 sqm terrace2-bed flat at third floor level - 14.55 sqm terrace2-bed flat at third floor level - 12.75 sqm terrace

Rear block (including front and rear gardens)

House 1 - 59 sqm gardenHouse 2 - 45 sqm gardenHouse 3 - 45 sqm gardenHouse 4 - 48 sqm gardenHouse 5 - 52 sqm gardenHouse 6 - 55 sqm gardenHouse 7 - 70 sqm garden

96 It is noted that not all of the flats would have amenity space and the gardens to 3 ofthe houses would be undersize, but there would be a generous communal courtyardbetween the two blocks and the nearest public open space is at Nunhead Green whichis approximately 140m to the south of the site. The amenity space provision istherefore considered to be acceptable in this location.

97 A sunlight and daylight study has been submitted confirming that an acceptableAverage Daylight Factor (ADF) would be received by the principal rooms in thedevelopment. Given that the scheme proposes 3m high boundary treatment to thenorth, south and eastern boundaries of the site, a condition removing permitteddevelopment rights from the houses in the rear block is recommended, given thepotential for any future extensions to result in loss of light and outlook to the adjoininghouses in the development, and to ensure the character and appearance of this partof the conservation area would not be harmed by unsympathetic alterations.

98 Concerns have been raised regarding the limited circulation space adjacent to theproposed lift in the front block and the outlook from a kitchen window at first floor levelabove the substation. With regard to the circulation space, whilst it would not be ideal,the agent has confirmed that it would be large enough to accommodate a 1500mmwheelchair turning standard and would comply with the Council's Housing DepartmentStandards. It is noted that the layouts and circulation spaces are similar to refusedscheme 06-AP-1801 and that no objections were raised in this regard. Concerning theoutlook from the kitchen window, the agent has advised that the inside of the structure

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containing the substation could be painted a light colour to help reflect more light intothe kitchen.

Privacy and security99 Although there would only be 16m between the rear of the front block and the front of

the rear terrace, this separation is considered to be acceptable as both elements arenew build and the upper floor windows to the rear block would be small and wouldserve bathrooms and stairwells

100 With regard to security, the plans show a gate located at the bottom of the ramp to thebasement car park. This was shown on the 2006 refused scheme and theMetropolitan Police Design Officer raised concerns that this may encourage roughsleepers. As such, a condition requiring details as to how the basement car parkwould be secured is recommended.

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Transport and movement

The proposed development would provide 15 off-street parking spaces, 4 of whichwould front Gordon Road with the other 11 provided in a basement car park beneaththe courtyard, accessed via a ramp off Gordon Road. There are no on-street parkingcontrols on Gordon Road and the immediate area is not within a proposed ControlledParking Zone; the site has a public transport accessibility level (PTAL) of 3 (medium).

Policy 5.2 of the Southwark Plan 'Traffic impacts' seeks to ensure that developmentwould not result in adverse impacts upon highway safety.

Access

Vehicular access/egress to and from the basement car park would be via a ramp offGordon Road. The ramp would consist of a 4m stretch at a gradient of 1:20 from theback of the pavement, with a 2.4m transition at 1:12 provided to each end of the main1:6 vehicular ramp. The Transport Group has raised concerns regarding the gradient,which should be 1:10, although this would be as per the 2006 refused scheme and thiswas considered to be acceptable then.

Vehicle and cycle parking

Policy 5.6 of the Southwark Plan states that all developments should minimise thenumber of parking spaces provided; maximum parking standards are set out inAppendix 15 to the Southwark Plan which requires 1 parking space per dwelling.

The Transport Group is satisfied with the proposed level of parking and its layout andposition in terms of highway safety. A parking survey carried out in September 2006and submitted with the application suggests that there is capacity on Gordon Road foron-street parking, although it is noted that this survey is 20 months old and capacitycould have reduced. However, the policy emphasis with regards to parking is tominimise provision to encourage alternative modes of transport therefore no objectionsare raised and a condition that all parking be completed prior to the occupation of thedevelopment is recommended.

The Transport Group have advised that any boundary treatment including planting tothe front forecourt should not exceed 0.9m in height to maintain adequate sight linesand ensure pedestrian safety, and a condition to this effect is recommended. The 240litre bins shown on the plans would measure 1.1m high but these would not be locateddirectly abutting the parking spaces. In any event, the recommended conditionrequiring revised refuse storage details fronting Gordon Road would enable anassessment as to whether their height and position would compromise highway safety.

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Policy 5.3 of the Southwark Plan 'Walking and Cycling' seeks to ensure thatdevelopments provide adequate facilities for pedestrians and cyclists; appendix 15sets out the Council's cycle parking standards and requires the provision of 1 cycleparking space per unit for residential use.

The proposal would provide 16 cycle parking spaces, located within covered andsecure stores in the courtyard and the remaining properties would have private reargardens in which cycles could be stored. It is therefore considered that the proposedlevel of cycle parking would be acceptable and a condition that it be provided prior tooccupation and retained as such thereafter is recommended.

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Refuse/recycling storage and collection

The wheelchair units on the ground floor of the front block would have individualrefuse/recycling storage areas within the front forecourt area and the houses to therear would have a dedicated store behind the front block; all refuse and recyclingwould be collected by the Council.

The amount of space and general position of the refuse and recycle stores isconsidered to be acceptable, although as set out in paragraph 78 of this report, acondition for revised details is recommended to minimize the visual impact in thestreetscene.

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Sustainability Assessment

In accordance with policy 3.3 of the Southwark Plan the applicant has submitted asustainability appraisal setting out how the economic, environmental and socialimpacts the proposal have been addressed, and this has been considered in theprevious sections of this report.

112 Policy 3.4 'Energy efficiency' states that all developments must be designed tomaximise energy efficiency and minimise and reduce energy consumption and carbondioxide emissions; major developments for residential use are required to provide anecohomes assessment.

113 An ecohomes pre-assessment submitted with the application indicates the proposalwould achieve a rating of 'very good' and a condition to ensure this would be carriedthrough to the completed development is recommended. In accordance with theSustainable Design and Construction SPD the proposal would reduce the carbonemissions of the building by 25% more than if it were just constructed to BuildingRegulations standards. This would be achieved through measures such as A+ ratedelectrical appliances, low energy lighting, responsible sourcing of materials and goodinsulation, together with provision of water butts, composting facilities, soft landscapedareas to reduce surface water run-off and reuse of the existing brick for hardcore forthe building works. The opportunity to provide grey water recycling has beenexplored, although the agent has advised that this would require the provision of twolarge tanks per block, one of which would have to be located on the roof of thebuilding which would be unacceptable on design grounds.

114 Policy 3.5 'Renewable energy' requires major developments outside conservationareas to draw at least 10% of its energy requirements from renewable energyproduction equipment on site or renewable energy sources; there is no specificrenewable energy target for sites located in conservation areas, such as theapplication site.

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115 An energy assessment submitted with the application states that only 3% of thedevelopment's predicted energy requirements would be generated throughrenewables, by way of solar collectors on the flat roof areas to the front block. This isnot considered to be acceptable for a new build scheme, particularly as the RevisedLondon Plan, issued in February this year, now requires major developments togenerate 20% of their energy requirements from renewable sources. The applicant isaware of this, and the issue is being revisited with a view to increasing the proportionof energy generated from renewables and an update will be provided to Members atCommittee.

Section 106 planning obligations

116 Policy 2.5 of the Southwark Plan states that the Council will seek to enter into planningobligations to avoid or mitigate the adverse impacts of development which cannototherwise be adequately addressed through conditions; further guidance is containedwithin the Section 106 planning obligations SPD.

117 A planning obligations statement submitted with the application offers contributions of£11,199 towards employment during construction, £24,312 towards public open spaceand sports development, £12,957 towards strategic transport improvements, £22,525towards health care facilities and £4,196 towards community facilities. With theexception of the open space where the no contribution is sought for children's playequipment as it would be provided on site (and conditioned to be provided prior tooccupation), all the contributions would be in accordance with the adopted SPD. It isnoted that no education contribution is required because the development wouldprovide social rented housing, and the Section 106 SPD allows for this. At the time ofwriting there are on-going negotiations regarding a contribution of £8,400 towardsimproving street lighting on Gordon Road and Members will be updated at Committee.The proposal would provide 100% affordable housing and a clause within the section106 agreement would ensure it is retained as such hereafter.

118 Subject to the completion of a section 106 agreement to secure the above, theproposal would be in accordance with policy 2.5 of the Southwark Plan and theadopted SPD, and would overcome reason for refusal 3 of application reference06-AP-1801.

119 In the absence of a legal agreement being completed by 16th June 2008, the applicantwould have failed to adequately mitigate against the impacts of the development and,in accordance with Article 22 of the Town and Country Planning (GeneralDevelopment Procedure) (England) (Amendment) Order 2003, it is recommended thatthe application be refused for the following reasons:

120 1. The development fails to adequately mitigate against the adverse impacts of thedevelopment in accordance with London Plan policies 6A.4 ‘Priorities in PlanningObligations’ and 6A.5 ‘Planning Obligations’, Southwark Plan policy 2.5 ‘PlanningObligations’ and the Section 106 Planning Obligations Supplementary PlanningDocument (July 2007).

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2. The development fails to contribute towards increasing accessibility to employmentthrough training and other schemes in accordance with London Plan policy 3B.11‘Improving Employment Opportunities for Londoners’, Southwark Plan policies 1.1‘Access to Employment Opportunities’ and 2.5 ‘Planning Obligations’, and the Section106 Planning Obligations Supplementary Planning Document (July 2007).

3. The development fails to contribute towards increasing the quality and quantity of

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open spaces and associated facilities in accordance with London Plan policy 3D.8‘Realising the value of open space and green infrastructure’, Southwark Plan policiesSP15 ‘Open Space and Biodiversity’, 2.5 ‘Planning Obligations’ and 3.2 ‘Protection ofAmenity’, and the Section 106 Planning Obligations Supplementary PlanningDocument (July 2007).

4. The development fails to contribute towards increasing the capacity of publictransport provision and improving accessibility to the development in accordance withLondon Plan policies 3C.1 Integrating Transport and Development and 3C.3‘Sustainable Transport in London’, Southwark Plan policies 2.5 ‘Planning Obligations’and 5.2 ‘Transport Impacts’, and the Section 106 Planning Obligations SupplementaryPlanning Document (July 2007).

5. The development fails to contribute towards increasing the quantity of healthfacilities in accordance with London Plan policies 3A.18 ‘Protection and Enhancementof Social Infrastructure and Community Facilities’ and 3A.20 ‘Health Objectives andSouthwark Plan Policy 2.5 ‘Planning Obligations’ and the Section 106 PlanningObligations Supplementary Planning Document (July 2007).

6. The development fails to contribute towards increasing the quality and quantity ofcommunity and leisure facilities, in accordance with London Plan policy 3A.18‘Protection and Enhancement of Social Infrastructure and Community Facilities’,Southwark Plan policy 2.5 ‘Planning Obligations’, and the Section 106 PlanningObligations Supplementary Planning Document (July 2007).

7. The development fails to contribute towards the provision of affordable housing inaccordance with London Plan policies 3A.2 ‘Borough Housing Targets’, 3A.9Affordable Housing Targets’ and Southwark Plan policies 2.5 ‘Planning Obligations’and 4.4 ‘Affordable Housing’, and the Section 106 Planning ObligationsSupplementary Planning Document (July 2007).

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Other matters

During the assessment of application reference 06-AP-1801 the Public ProtectionOfficer suggested a number of conditions, including:

Internal ambient noise levelsExternal ambient noise levelsVibrationLand contaminationConstruction and demolitionAir quality – mobile plant emission limitsDust management

The site is located in an Air Quality Management Area and given the potential for areduction in air quality during demolition, a condition is recommended requiring an airquality assessment to be submitted for approval. This would ensure the proposalwould comply with policy 3.6 of the Southwark Plan 'Air Quality'.

Conditions regarding noise levels from the substation and land contamination giventhe former use as a factory are considered to be valid planning considerations, and itis recommended that these also be included on any forthcoming planning permission.

Conclusion

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130 Overall it is concluded that the proposal overcomes the reasons for refusingapplication reference 06-AP-1801 with regard to the design of the front block, theimpact of the rear block upon the amenities of properties on Kirkwood Road and thesection 106 package. It is recommended that, subject to the completion of a section106 agreement and provision of adequate renewable energy provision, planningpermission be granted.


In line with the Council's Community Impact Statement the impact of this applicationhas been assessed as part of the application process with regard to local people inrespect of their age, disability, faith/religion, gender, race and ethnicity and sexualorientation. Consultation with the community has been undertaken as part of theapplication process.

a] The impact on local people is set out above

b] The issues relevant to particular communities/groups likely to be affected by theproposal have been identified above.

c] The likely adverse or less good implications for any particular communities/groupshave been also been discussed above.

SUSTAINABLE DEVELOPMENT IMPLICATIONSThe sustainability impacts of the proposal have been set out in this report.

LEAD OFFICER Gary Rice Head of Development ControlREPORT AUTHOR Victoria Lewis Senior Planner - Development Control

[tel. 020 7525 5656]CASE FILE TP/2467-189Papers held at: Regeneration Department, Council Offices, Chiltern, Portland Street

SE17 2ES [tel. 020 7525 5403

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RECOMMENDATIONLDD MONITORING FORM REQUIRED


Applicant Hexagon Housing Association Reg. Number 08-AP-0685Application Type Full Planning PermissionRecommendation Grant subject to Legal Agreement Case Number TP/2467-189


Planning Permission was GRANTED for the following development:Demolition of existing building and erection of a residential development comprising 25 units in the form of a frontand a rear terrace: front terrace on ground, first, second and third floors and rear terrace on ground, first andsecond floors (second floor within roofspace); underground parking providing 11 spaces and 4 additional spacesfronting Gordon Road; associated cycle storage and amenity areas (Planning and Conservation Area applications).

At: 187-189 GORDON ROAD, LONDON, SE15 3RT


and Applicant's Drawing Nos. PL201 Rev B, 202 Rev C, 203 Rev B, 204 Rev B, 205, 206 Rev C, 207 Rev B, 209 Rev B,210 Rev B, 211 Rev B, 212 Rev B, 213 Rev B, 214 Rev C, 215 Rev B, 216 Rev B, 217 Rev B, 219; 250 Rev B, 251 Rev BDesign and Access Statement, Ecohomes 2006 Rating Prediction Checklist, Car Parking Street Occupancy Surveys,Planning Statement, Supplementary Planning Statement, Energy Strategy, Renewable Energy Statement, Daylight,Sunlight and Overshadowing Assessment


permission.

ReasonAs required by Section 91 of the Town and Country Planning Act 1990 as amended

2 The roof of the rear block shall be constructed in accordance with the sample slate tile submitted to the LocalPlanning Authority on 15th May 2008, unless otherwise agreed in writing by the Local Planning Authority.

Samples of all other external facing materials to be used in the carrying out of this permission shall besubmitted to and approved by the Local Planning Authority before any work in connection with this permissionis carried out and the development shall not be carried out otherwise than in accordance with any suchapproval given.

ReasonIn order that the Local Planning Authority may be satisfied as to the details of the facing materials, in theinterest of the appearance of the building and the character and appearance of this part of the Nunhead GreenConservation Area, in accordance with Policies 3.12 'Quality in Urban Design', 3.13 'Urban Design' and 3.16'Conservation Areas' of the Southwark Plan 2007.

3 Detailed drawings of all external windows, doors, canopies and balustrades at scale 1:50 (2 copies) shall besubmitted to and approved in writing by the Local Planning Authority before any work in connection with thispermission is carried out and the development shall not be carried out otherwise than in accordance with anysuch approval given.

ReasonIn order that the Local Planning Authority may be satisfied that the external appearance of the developmentwould be satisfactory and that the character and appearance of this part of the Nunhead Green ConservationArea would be preserved, in accordance with Policies 3.12 'Quality in Urban Design', 3.13 'Urban Design' and3.16 'Conservation Areas' of the Southwark Plan 2007.

4 Prior to the occupation of the development the two windows at first floor level immediately above the substationfronting Gordon Road shall be fully glazed to match the adjacent windows to this frontage and shall be retainedas such thereafter.

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Reason:To ensure that the external appearance of the development would be satisfactory and that the character andappearance of this part of the Nunhead Green Conservation Area would be preserved, in accordance withPolicies 3.12 'Quality in Urban Design', 3.13 'Urban Design' and 3.16 'Conservation Areas' of the SouthwarkPlan 2007.

5 Detailed drawings of a landscaping scheme (2 copies), including provision for the planting of suitable trees andshrubs, showing the treatment of all parts of the site not covered by buildings (including surfacing materials ofany parking, access, or pathways) shall be submitted to and approved in writing by the Council before thedevelopment hereby permitted is begun and the landscaping scheme approved shall thereafter be carried outin the first appropriate planting season following completion of the building works.

ReasonIn order that the Local Planning Authority may be satisfied that the external appearance of the developmentwould be satisfactory and that the character and appearance of this part of the Nunhead Green ConservationArea would be preserved, in accordance with Policies 3.12 'Quality in Urban Design', 3.13 'Urban Design' and3.16 'Conservation Areas' of the Southwark Plan 2007.

6 Boundary treatment to the north, south and eastern boundaries of the site comprising the existing factory wallretained to a height of 1.8m with a 1.2m high timber trellis above (3m in total) shall be completed prior to theoccupation of the development and retained as such thereafter.

ReasonTo ensure no loss of privacy to adjoining occupiers, in accordance with policy 3.2 'Protection of Amenity' of theSouthwark Plan 2007.

7 Prior to the commencement of development details of the boundary treatment fronting Gordon Roadmeasuring no higher than 0.9m when adjacent to a parking space shall be submitted to and approved inwriting by the Local Planning Authority. The development shall be carried out in accordance with the approveddetails prior to the occupation of the development, and retained as such thereafter.

ReasonTo ensure that the external appearance of the development would be acceptable, the character andappearance of this part of the Nunhead Green Conservation Area would be preserved and to ensure no harmto pedestrian safety, in accordance with policies 3.12 'Quality in Urban Design', 3.13 'Urban Design' , 3.16'Conservation Areas' and 5.2 'Transport Impacts' of the Southwark Plan 2007.

8 Notwithstanding the details shown on the approved plans, the dwellings hereby permitted shall not be occupiedbefore revised details of the communal refuse / recycle stores fronting Gordon Road showing the bins locatedperpendicular to the highway have been submitted to (2 copies) and approved in writing by the local planningauthority and the facilities approved have been provided and are available for use by the occupiers of thedwellings. The facilities shall thereafter be retained for refuse recycle storage and the space used for no otherpurpose without the prior written consent of the Council as local planning authority.

ReasonTo minimise the visual impact of the refuse / recycle stores in the streetscene and in the interests of protectingthe amenity of the site and the area in general from litter, odour and potential vermin/pest nuisance inaccordance with policies 3.12 'Quality in Urban Design', 3.13 'Urban Design', 3.16 'Conservation Areas' and 3.7'Waste Reduction; of the Southwark Plan 2007.

9 Prior to the commencement of development, details of the means of securing the basement car park shall besubmitted to and approved in writing by the Local Planning Authority. The development shall be carried out inaccordance with the details thereby approved prior to the occupation of the development and shall be retainedas such thereafter.

ReasonTo ensure that the basement would be adequately secured, in accordance with policy 3.14 'Designing outCrime' of the Southwark Plan 2007.

10 The car parking shown on the approved plans shall be completed before the development hereby approved isoccupied, and thereafter, be kept free of obstruction and available for the parking of vehicles associated withthe development and shall not be used for any other purpose without prior written consent from the LocalPlanning Authority. 99

ReasonTo ensure that there would be adequate parking facilities to serve the development, in accordance with policy5.6 of the Southwark Plan 2007.

11 The cycle storage facilities as shown on drawing number PL 206 Revision C shall be provided before the unitshereby approved are occupied and thereafter such facilities shall be retained and the space used for no otherpurpose without prior written consent of the local planning authority.

ReasonTo ensure that satisfactory safe and secure bicycle parking is provided and retained for the benefit of the usersand occupiers of the building in order to encourage the use of alternative means of transport and to reducereliance on the use of the private car in accordance with Policy 5.3 'Walking and Cycling' of the SouthwarkPlan 2007.

12 The development hereby permitted shall be carried out in accordance with the Ecohomes Rating PredictionChecklist 2006 in order to achieve a post construction ecohomes rating of very good or excellent or at leastlevel 3 of the Code for Sustainable Homes, unless otherwise agreed in writing by the Local Planning Authority.

ReasonIn order that the Local Planning Authority may be satisfied as to the energy efficiency measures andsustainability of the development in accordance with Policy 3.2 'Energy Efficiency; of the Southwark Plan 2007.

13 Details of a survey and investigation of the soil conditions of the site (2 copies), sufficient to identify the natureand extent of any soil contamination, together with a schedule of the methods by which it is proposed toneutralise, seal, or remove the contaminating substances, shall be submitted to and approved by the LocalPlanning Authority and thereafter shall be carried out before any works in connection with this permission arebegun.

ReasonIn order to protect construction employees and future occupiers of the site from potential health-threateningsubstances in the soil in accordance with Policy 3.2 'Protection of Amenity' of the Southwark Plan 2007.

14 The noise level from the electricity sub-station within the Gordon Road frontage shall be 10 dB or more belowthe lowest measured external ambient Leq, 5min at third octave bands between 63Hz and 8kHz at the siteboundary. The applicant shall submit a report developed by an approved Acoustic Consultant prior to theoccupation of the residential units that demonstrates if compliance has been achieved.

Should the predicted levels exceed those specified in this condition, a scheme of insulation works tosatisfactorily attenuate the noise shall be submitted to the local planning authority for consideration. The unitsin the development must not be occupied without the Local Planning Authority's approval of the proposedscheme.

ReasonTo ensure that users of the surrounding area do not suffer a loss of amenity by reason of noise nuisance andother excess noise from the substation, in accordance with policy 3.2 'Protection of Amenity' of the SouthwarkPlan 2007.

15 Prior to the commencement of any demolition work a report detailing steps to minimise adverse affects fromdust and construction noise shall be submitted to and approved in writing by the Local Planning Authority. Thedevelopment shall be carried out in accordance with the details thereby approved, unless otherwise agreed inwriting by the Local Planning Authority.

ReasonTo minimise any adverse effects on air quality and the amenities of adjacent occupiers, in accordance withpolicies 3.2 'Protection of Amenity and 3.6 'Air Quality' of the Southwark Plan 2007.

16 The children's play area shown on the approved plans shall be completed prior to the occupation of thedevelopment and shall be retained as a dedicated children's play area thereafter, unless otherwise agreed inwriting by the Local Planning.

ReasonA children's play area is required in order to ensure compliance with policy 2.5 of the Southwark Plan 2007'Planning Obligations and the Section 106 planning obligations Supplementary Planning Document July 2007.

17 Notwithstanding the provisions of Schedule 2, Part 1, Classes A-G of the Town and Country Planning GeneralPermitted Development Order (or amendment or re-enactment thereof) no extension, enlargement or otheralteration of the premises shall be carried out to the dwellinghouses hereby approved without the prior written

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consent of the Council, to whom a planning application must be made.

ReasonTo enable an assessment as to the impacts upon levels of light to the adjoining properties given the presenceof a 3m high boundary wall to the rear of the houses, and to ensure the appearance of this part of the NunheadGreen Conservation Area would not be harmed, in accordance with policies 3.2 'Residential Amenity' and 3.16'Conservation Areas' of the Southwark Plan 2007.

Reasons for granting planning permission.

This planning application was considered with regard to various policies including, but not exclusively:

a] Policies SP1, SP3, SP10, SP11, SP13, SP14, SP17, SP18, SP19, 1.4, 2.5, 3.2, 3.3, 3.4, 3.5, 3.6, 3.7,3.11, 3.12, 3.13, 3.14, 3.15, 3.16, 4.1, 4.2, 4.3, 4.4, 4.5, 5.2, 5.3, 5.6 and 5.7 of the Southwark Plan [July 2007].

b] 2A.1, 3A.1, 3A.2, 3A.3, 3A.5, 3A.6, 3A.9, 3C.22 , 3C.23, 4A.1 , 4A.3, 4A.4, 4A.7, 4A.9, 4A.11, 4A.14,4A.16, 4A.19, 4A.22, 4A.28, 4B.1, 4B.5, 4B.6, 4B.8 , 4B.11

c] Planning Policy Statements 1: Delivering Sustainable Development (January 2005) and 3: Housing(November 2006) and PPG15: Planning and the Historic Environment (September 1994).

Particular regard was had to the detailed design and impact upon the amenties of adjoiningresidential occupiers that would result from the proposed development but it was considered that this would beoutweighed by the provision of high quality, social rented affordable housing. It was therefore consideredappropriate to grant planning permission having regard to the policies considered and other material planningconsiderations.

Informatives1 You are advised that under Section 80 of the Building Act 1984 you are required to give the Council a minimum

of 6 weeks notice of your intention to carry out any works of demolition of the whole or part of a building. Youshould submit your notice of intended demolition to the Council's Building Control Service, RegenerationDepartment, Council Offices, Chiltern, Portland Street, London SE17 2ES. For further advice on submittingyour notice and details of the few exemptions that apply please contact the Building Control Service bytelephone on 020 7525 5500 or email at [email protected]

2 The developer should consult the Environment & Leisure Department to agree how the Council's Code ofConstruction Practice will be applied to the proposed development. Please contact the Pollution section,Chaplin Centre, Thurlow Street, SE17 (tel: 020 7525 5000).

3 Anyone who takes, damages or destroys the nest of any wild bird whilst that nest is in use or being used isguilty of an offence under the 1981 Wildlife and Countryside Act and prior to commencing work you shouldensure that no nesting birds will be affected.

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DISTRIBUTION LIST MUNICIPAL YEAR 2008/09

COUNCIL: NUNHEAD & PECKHAM RYE COMMUNITY COUNCIL

NOTE: Original held by Peckham Programme amendments to Rebecca Durojaiye (Tel: 020 7525 1018)

OPEN COPIES OPEN COPIES To all Members of the Community Council: Councillor Mark Glover Chair 1 Councillor Evirm Laws Vice Chair 1 Councillor Gordon Nardell 1 Councillor Robert Smeath 1 Councillor Fiona Colley 1 Councillor Althea Smith 1 Councillor Aubyn Graham 1 Councillor Dominic Thorncroft 1 Councillor Susan Jones LIBRARIES Libraries 6 Local Studies Library 1 PRESS Peckham Newsletter 1 Southwark 1 Evening Standard 1 South London Press 1 MEMBERS OF PARLIAMENT Tessa Jowell MP 1 Harriet Harman MP 1 Simon Hughes MP 1 Peckham Programme Support Officer Sumner House, Sumner Road, Peckham SE15 16 Democratic Services 2 Rachel McKoy Ellen Fitzgerald Peckham Area Housing Office 1 Bournemouth Road Housing Office Peckham SE15 EXTERNALStephen Ashworth & David Richardson 2 Denton Wilde Sapte LLP One Fleet Place London EC4M 7WS

Southwark Community Care Forum 1 8th Floor, Hannibal House Elephant & Castle SE1 6TE SAVO Olu Olasode 1 8th Floor, Hannibal House Elephant & Castle SE1 6TE Geoffrey Banister 1 Audit manager London Region Audit Commission 1st Floor, Millbank Tower London SW1P 4QP Valerie Shawcross 1 GLA Building City Hall Queens Walk London SE17 2AA TRADE UNIONS April Ashely, UNISON Southwark Branch 1 Roy Fielding, GMB/APEX 1 Alan Milne TGWU/ACTS 1 Tony O’Brien, UCATT 1 Michael Davern, NUT 1 TOTAL DISTRIBUTION 53 Dated: Friday May 23 2008

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