Site address 8 - 28 And Surrounding Land Bourke Close, London, SW4 8ER

Ward Thornton

Proposal Demolition of existing three storey blocks (8-22 and 23-28

Bourke Close) and erection of 20 residential houses (5 x two storey and 15 x four storey) with associated landscaping, refuse storage, car and cycle parking. This application relates to the Clapham Park Estate Regeneration.

Application type

Full Planning Permission

Application ref(s) 14/00052/FUL

Validation date 22.12.2013

Case officer details Name: Ross Whear Tel: 020 7926 1137 Email: rwhear@lambeth.gov.uk

Applicant Metropolitan Clapham Park

Agent Mr Philip Allard, Wildstone Planning

Considerations/constraints Major Development Opportunity Streets Under Conversion Stress TPO (ref: 456(2007)) Smoke Control Area

Approved plans Design and Access Statement (PRP) (December 2013), Planning Statement (Wildstone Planning), Daylight and Sunlight Report (PRP) (13/12/13), Energy Statement (PRP) (16/12/13), Addendum to original Energy Statement (PRP) (13/03/14), Sustainability Statement (PRP) (16/12/13), Bat and Breeding Bird Survey Report (Greengage) (October 2013), Transport Statement (Royal Haskoning DHV) (16/12/13), Flood Risk Statement (Campbell Reith) (December 2013), Archaeological and Historical Buildings Report (SKM) (11/12/13), Arboricultural Survey Report by Waterman (December 2013), Arboricultural Report Addendum Letter and Updated Tree Loss and Protection Plan (10/03/14), Phase 1 and 2 Ground Investigation Report (EPS) (03/10/13), AA4101/2.1/001, 002, 003, 004, 050, 051, 052, 053, 054, 060, 061, 062, 063, 070, 071, 501, 502A, AA4101/2.3/101, 102, 103, 104, 105, 201, 202, 203, 204, 205, 206.

Recommendation(s) Grant conditional planning permission subject to the completion of a satisfactory s106 legal agreement

Consultation

Department(s) or Organisation(s) Consulted? (y/n)

Date response received

Comments summarised in report? (y/n)

Internal

Arboricultural Officer Y 18/03/14 See Section 5

Building Control Y

Conservation and Design Y 13/03/14 See Section 5

Design Out Crime Officer Y 11/03/14 See Section 5

Housing Y

Parks and Open Spaces Y 10/03/14 See Section 5

Planning Policy Y

Regeneration Partnership Officer Y

Streetcare Y 14/03/14 See Section 5

Transport/Highways Y 04/03/14 See Section 5

External

Arlington Lodge Residents Association Y

Blenheim Gardens TMO Y

Bonneville and Deauville Residents Association

Y

Clapham Park New Deal for Communities

Y

Clapham Park Residents and Tenants Association

Y

Clapham Park West Tenants and Residents Association

Y

Clapham Society Y

Climate Consulting Y 11/03/14 See Section 5

Environment Agency Y 10/03/14 See Section 5

LFCD Authority Y

Streatham Society Y

Telford Park Residents Tenants Association

Y

Telferscot Radbourne Community Group Y

Thames Water – Sewers Major Development

Y

Thames Water – Development Control Y

TFL Road Network Development Y 11/03/14 & 17/03/14

See Section 5

Councillors (Thornton Ward) Y

Households Y 12/01/14 & 16/02/14

See Section 5

BRE – Independent Assessment of Sunlight and Daylight

Y 27/02/14 See Section 9

Background documents Case File (this can be accessed via the Planning Advice Desk, Telephone 020 7926 1180)

1 Summary of Main Issues

1.1 The main issues involved in the assessment of this application are as follows: § Principle of demolition of 8-22 and 23-28 Bourke Close and erection of 20

residential houses; § Whether the scale, height, siting, layout, appearance of the new development is

acceptable; § The impact of the development on the amenity of neighbouring residential

properties, including daylight and sunlight; § The impact of the development on the function of the surrounding road network,

conditions of on-street parking and highway safety; § Provision of adequate car and cycle parking; § Loss of trees and landscaping; § The sustainability and energy efficiency of the development; § Whether the development would increase opportunities for crime; § Whether adequate refuse/recycling storage facilities would be provided; and § How the proposals link into the wider Clapham Park regeneration scheme

approved under application reference 06/03680/OUT.

2 Site Description

2.1 The proposal site is located within the north eastern part of the Clapham Park masterplan area, north of Atkins Road and east of Kings Avenue. The 0.61ha site currently comprises of two, three storey rectangular blocks (8-22 and 23-28 Bourke Close) containing a total of 21 residential units. The site incorporates Precincts H1, H2, H3 and H6 as identified in the Clapham Park masterplan. The site also includes the existing publically accessible hard and soft landscaped areas, garages, car parking and access road to/from Kings Avenue. These areas surround but do not include the residential houses at 1-7 and 29-36 Bourke Close, which are outside of the application boundary.

2.2 Figure 1 below, shows the proposal site shaded in. The Clapham Park Masterplan boundary is also indicated by the dashed line.

2.3 The site sits within a predominantly residential area made up of a mix of housing and

flatted developments. To the north, the site is bounded by two and three storey residential terraces fronting onto Kings Avenue and Thorncliffe Road. To the east are three storey terraced houses running along Kingswood Road, stepping down to two storeys at the southern end of the site. To the south of the site is the five storey Tilson House, comprising of more than 200 residential units in a large 1930’s ‘horseshoe’ block. This block was recently refurbished as part of the Clapham Park masterplan. To the south west, adjacent to Tilson House are the recently completed Precincts H4 and H5; up to six storeys in height, with ground floor commercial uses fronting onto Kings Avenue and residential units above. To the west of Bourke Close is Kings Avenue, with residential flatted developments beyond, including the recently approved Precincts B2, B4 and B6.

2.4 In terms of access, the main pedestrian and vehicular access to the site is from Kings Avenue, although secondary access to/from the south via Tilson House and Precincts H4 and H5 also exists. Some of the properties in Kingswood Road also benefit from private pedestrian access onto Bourke Close. The site has a PTAL of 3 indicating a ‘Moderate’ level of access to public transport; buses in particular provide the main provision in this area.

2.5 The site is not within a conservation area and there are no listed buildings in the immediate vicinity. The trees on the site form part of an estate-wide TPO (ref: 456(2007)).

3 Planning History 3.1 Although this is a separate full planning application, the proposal site forms part of the

wider Clapham Park masterplan for which outline planning consent (ref: 06/03680/OUT) was granted on 11 September 2008. The outline scheme comprises of:

A residential-led mixed use regeneration of approximately 36 hectares of land comprising the demolition of buildings (including up to 1,037 residential units (Class C3)), the refurbishment of retained housing stock (including up to 960 residential units (Class C3)) and the construction of new residential buildings (including up to 2,422 residential units (Class C3), an elderly extra care facility (including up to 51 units comprising up to 5,488m2 (Class C2 and a community hub (sui generis uses)) and ancillary community and commercial buildings for the following purposes:

- uses falling within Classes A1, A2, A3, A4 & A5 (including retail, financial and professional services, cafés and a public house) (up to 2,289 m2), B1 (Workspaces and Offices) (up to 2,500m2) and D1/D2 (Community facilities including a library, crèches, nurseries, a new primary school, a community hall, gym, youth centre, health centre, elderly support facility and a sports hall) (up to 8,039 m2);

- sui generis uses (including a maintenance yard); - car, motorcycle and bicycle parking; - general servicing for the new facilities; - the provision of a Local Park, pocket parks and other areas of public open

space, play facilities, hard and soft landscaping and public realm improvements;

- a bus pick-up and set-down area and bus driver facility; - energy networks and centres and renewable energy technologies; and - specified accesses and highways improvements (including the

remodelling of the gyratory junction on the A205 South Circular road, new accesses on to the local road network and new estate roads).

3.2 The accompanying Section 106 agreement (as varied) sets out specific design parameters including height, length and width for each block as well as proposals for new road layouts. However, at the detailed design stage for Precincts H1, H2, H3 and H6 it was considered that the approved dwelling types, road layout and the intended block footprints could not be delivered in accordance with the outline consent. As a result, this new proposal, outside of the approved parameters has been put forward.

3.3 There is no recent planning history in respect of Bourke Close itself. 3.4 The applicant has entered into a PPA, and has been working with officers to deliver the

project and reach an acceptable development outcome. This scheme was also presented as part of a Technical Briefing to Planning Committee Members on 9 December 2013. The applicant has responded positively to all requests for information, and the detailed pre application discussions and negotiations have lead to the application which is recommended for approval here.

4 Proposal 4.1 This application seeks permission for the demolition of the existing blocks (8-22 and

23-28 Bourke Close) and the erection of 20 residential houses arranged in five groups of terraces, all fronting onto a new road layout. All of the units will be in the private market tenure.

4.2 The first terrace (Precinct H1) sits adjacent to 7 Bourke Close and comprises of two,

two storey, three bedroom houses. The terrace measures 11m in width, 10.6m in depth and 6.6m in height. The ground floor provides the main access, kitchen/living/dining space, WC and storage. The first floor provides two bathrooms and three bedrooms. Each house has a private garden area, which includes secure storage for cycle parking and a garden shed. No dedicated off-street car parking is provided for these units, although a new off-street car parking space is created for 7 Bourke Close. Refuse and recycling provision is located to the front of the property. The terrace is of a contemporary design and is shown with a flat roof with provision of photovoltaic panels.

4.3 The second terrace (Precincts H2 and H6) comprises of three, two storey, three bedrooms houses located adjacent to 29 Bourke Close. The terrace measures 16.4m in width, 10.6m in depth and 6.6m in height. The internal layout and design are broadly similar to the first terrace, although the secure cycle parking is located to the front of the property adjacent to the refuse/recycling. Each house has a private garden area and garden shed. No dedicated off-street car parking is provided for these units.

4.4 The third, fourth and fifth terraces (Precinct H3) run north to south, parallel to the

properties in Kingswood Road and comprise of fifteen, four storey, five bedroom houses. The terraces measure 21m, 42m and 16m in width respectively, 10.6m in depth and 12m in height. Each house has its main access, kitchen/dining, WC and storage provision on the ground floor, a living room (with balcony), two bedrooms and a bathroom at first floor, two bedrooms and two bathrooms at second floor and a bedroom, bathroom and external terrace at fourth floor level. Each unit has a private rear garden, with an off-street car parking space, secure cycle parking and refuse/recycling to the front of the property. The terraces are also of a contemporary design with a flat roof and provision of photovoltaic panels.

4.5 The remaining areas of the site will be upgraded to provide new soft landscaping and

tree planting, high quality hard landscaped areas (including footpaths), provision of additional on-street car parking (net gain of 5 spaces), visitor cycle parking, new lighting and boundary treatments. The road layout will also be altered to accommodate the new dwellings by creating a cul-de-sac at the south-eastern end of the site.

4.6 Figure 2 below shows the proposed site layout.

5 Consultations and Responses

5.1 A total of 473 neighbouring

on 24th February 2014.

5.2 A site notice was displayed 24th January 2014.

5.3

Internal consultation The following internal consultee responses Conservation and Design and improvements to the public acceptable within its surroundings with housing preferred to larger block of flats.brick is also supported. The refuse/recycling provision is quite prominent within the streetscene and would like toNo objection, subject to conditions for a schedule and samples of materials, details of windows, details of balconies and terraces, notwithstanding approved plans details of soft and hard landscapin Transport – No objection, subject to details of cycle parking being secured by condition. A Section 278 Agreement may also be required for the proposed highway works. Parks and Open Spaces (specification and schedules) to be secured by condition. Designing Out Crime Officer achieving Secured by Design accreditation and details of external lighting.

Figure 2 below shows the proposed site layout.

Consultations and Responses

neighbouring addresses were consulted on 7th January 2014 and again February 2014.

site notice was displayed on 31st January 2014 and a press notice was published on

The following internal consultee responses have been received and

Conservation and Design –Supports the proposals in respect of design, scale, massing and improvements to the public realm. Considers that the proposed development is acceptable within its surroundings with housing preferred to larger block of flats.brick is also supported. The refuse/recycling provision is quite prominent within the streetscene and would like to see the cycle parking provision within the rear gardens. No objection, subject to conditions for a schedule and samples of materials, details of windows, details of balconies and terraces, notwithstanding approved plans details of soft and hard landscaping, details of refuse and cycle store and details of boundaries.

No objection, subject to details of cycle parking being secured by condition. A Section 278 Agreement may also be required for the proposed highway works.

Parks and Open Spaces – No objection, subject to details of soft landscaping (specification and schedules) to be secured by condition.

Designing Out Crime Officer – No objection, subject to the proposed development Secured by Design accreditation and details of external lighting.

January 2014 and again

and a press notice was published on

received and summarised below:

Supports the proposals in respect of design, scale, massing realm. Considers that the proposed development is

acceptable within its surroundings with housing preferred to larger block of flats. Use of brick is also supported. The refuse/recycling provision is quite prominent within the

see the cycle parking provision within the rear gardens. No objection, subject to conditions for a schedule and samples of materials, details of windows, details of balconies and terraces, notwithstanding approved plans details of

g, details of refuse and cycle store and details of boundaries.

No objection, subject to details of cycle parking being secured by condition. A Section 278 Agreement may also be required for the proposed highway works.

No objection, subject to details of soft landscaping

e proposed development Secured by Design accreditation and details of external lighting.

Arboricultural Officer – No objection. Drawing No. EED AA 77 006 A02 confirms the trees that are to be removed and retained as part of the development. All trees to be removed are in accordance with outline scheme that was granted approval in 2006 (ref 06/03680/OUT). As a consequence of the detail design being drawn up, a further 3 no. trees will be removed to facilitate the development – these are: T425, T509 & T510. The above trees cannot be safely retained due to their incompatibility with the design layout but will be directly replaced as part of the soft landscape scheme for the precincts. The remaining trees to be retained will be protected during the re-development works in line with the recommendations as set out in Section 4 of the arboricultural report. Streetcare – No objection. Residents would of course need to ensure the wheelie bins are presented onto Bourke Close and returned to stance once emptied. General refuse and recycling will only be collected once a week. Bulky waste collections may potentially be an issue, however there are number of location this can be left and arrangements can be made with out making any change to the proposed plan. The occupants of the residential units will deposit refuse within individual bins located at the front of each property within a bin store. On collections days the bins will be located on street where the refuse vehicle will stop to empty the bins. Except for the short cul-de-sac at the south-east corner of the site the refuse vehicle will drive in a forward gear. At the cul-de-sac the refuse vehicle would reverse part way to the bend where the remaining bins will be collected and emptied. External consultation The following external consultee responses have been received and summarised below: Environment Agency – No objection, subject to conditions in relation to surface water drainage and contamination. Transport for London (TfL) – No objection, subject to provision of a robust Construction & Logistics (C&L) Plan which will help ensure that the B221 Kings Avenue experiences minimal adverse impacts relating to the redevelopment of the site, through the construction phase. Cycle parking should be provided in line with best practice guidelines. Electric Vehicle Charging Points shall be secured by condition. Climate Consulting – The applicant should consider additional measures in accordance with the energy hierarchy to further reduce emissions, aiming for a 40% reduction in CO2 emissions to comply with London Plan Policy 5.2 and Lambeth Core Strategy Policy S7. Achievement of CSH Level 4 is supported, however these dwellings have been assessed using the previous code for sustainable homes assessment methodology (May 2009). Ideally the dwellings should be assessed under the current version of the code for sustainable homes (Nov 2010) to demonstrate that they are complying with the most up to date standards.

5.4 Two letters of objection (from the same address) have been received following the consultation process and no letters of support have been received. The objection and the Council’s response are summarised below.

Objection: Council’s Response:

Letter dated 12/01/14: Objects to the Clapham Park Estate

The proposals are broadly consistent with those approved

Regeneration Scheme in general and against this proposal on grounds of increasing population density and loss of trees. Other comments relate to the management of the estate by the ‘Clapham Park Project’ and the stock transfer ballot. Would like the whole scheme dropped and a judicial investigation undertaken. Letter dated 16/02/14: Re-iterates objections stated in earlier letter. Threatens mature trees and a rich mix of species on site. No net gain of homes, existing architecture is ‘nice’. Noise and disruption during construction. Loss of biodiversity.

under the outline consent in terms of scale and massing, as such the principle of the development is acceptable. The loss of trees (15 on-site and 4 off-site) is unfortunate but considered necessary to allow the scheme to come forward, as accepted by the Arboricultural Officer. The majority of the trees lost (12) are Category C (low quality and value), the remainder being Category B (moderate quality and value) and is consistent with the proposals for tree removal approved under the original outline consent. The scheme proposes the planting of 25 replacement trees, new soft landscaping and green screen boundaries across the site. The application is accompanied by a bat and bird survey with measures proposed to protect birds during breeding season. The remaining comments (stock transfer ballot and construction noise) are not relevant planning considerations and are subject to separate legislation.

6 Planning Policy Considerations

6.1 National Guidance

The National Planning Policy Framework (NPPF) was published on 27 March 2012.

NPPF sets out Government planning policies for England and how these are expected to be applied in favour of sustainable development. The NPPF replaces Planning Policy Guidance and Planning Policy Statements and is a material consideration in decisions on planning applications. The most relevant sections in respect of this application are as follows:

§ Chapter 4: Promoting sustainable transport § Chapter 6: Delivering a wide choice of high quality homes § Chapter 7: Requiring good design § Chapter 8: Promoting healthy communities § Chapter 10: Meeting the challenge of climate change, flooding and coastal

change § Chapter 11: Conserving and enhancing the natural environment

6.2 The London Plan 2011

The London Plan was published in July 2011. It sets out the overall strategic plan for

London and a fully integrated economic, environmental, transport and social framework for the development of the Capital over the next 20-25 years. It forms part of the development plan for Lambeth.

The London Plan policies considered relevant in this case are:

§ Policy 2.9 – Inner London § Policy 2.14 – Areas for Regeneration § Policy 3.4 – Optimising Housing Potential § Policy 3.5 – Quality and Design of Housing Developments § Policy 3.8 – Housing Choice § Policy 3.11 – Affordable Housing Targets § Policy 3.12 – Negotiating Affordable Housing on Individual Private Residential

and Mixed Use Schemes § Policy 3.13 – Affordable Housing Thresholds § Policy 5.2 – Minimising Carbon Dioxide Emissions § Policy 5.3 – Sustainable Design and Construction § Policy 5.5 – Decentralised Energy Networks § Policy 5.6 – Decentralised Energy in Development Proposals § Policy 5.7 – Renewable Energy § Policy 5.17 – Waste Capacity § Policy 6.3 – Assessing Effects of Development on Transport Capacity § Policy 6.9 – Cycling § Policy 6.10 – Walking § Policy 6.13 – Parking § Policy 7.1 – Building London’s Neighbourhoods and Communities § Policy 7.2 – An Inclusive Environment § Policy 7.3 – Designing Out Crime § Policy 7.4 – Local Character § Policy 7.5 – Public Realm § Policy 7.6 – Architecture § Policy 7.21 – Trees and Woodlands

6.4 6.5

Other Regional Guidance The following regional guidance is relevant to the application proposal:

§ GLA – Housing SPG – November 2012 § GLA – Draft Sustainable Design and Construction SPG – July 2013 § GLA – Accessible London SPG - April 2004

Core Strategy (2011)

The following policies are considered to be of relevance to the assessment of this

application:

§ Policy S1 – Delivering the Vision and Objectives § Policy S2 – Housing § Policy S4 – Transport § Policy S5 – Open Space § Policy S7 – Sustainable Design and Construction § Policy S9 – Quality of the Built Environment § Policy S10 – Planning Obligations

6.6 London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond

5 August 2010 and not superseded by the LDF Core Strategy January 2011’

The following policies are considered to be of relevance to the assessment of this

application:

§ Policy 9 – Transport Impact § Policy 14 – Parking and Traffic Restraint § Policy 15 – Additional Housing § Policy 16 – Affordable Housing § Policy 31 – Streets, Character and Layout § Policy 32 – Community Safety/Designing Out Crime § Policy 33 – Building Scale and Design § Policy 35 – Sustainable Design and Construction § Policy 38 – Design in Existing Residential/Mixed Use Areas § Policy 39 – Streetscape, Landscape and Public Realm Design § Policy 50 – Open Space and Sports Facilities § Policy 66 – Clapham Park

6.7 Local Guidance

The following Lambeth Supplementary Planning Documents are also relevant to the proposals:

§ Guidance and Standards for Housing Development and House Conversions

SPD - July 2008 § Safer Built Environments SPD - April 2008 § Sustainable Design and Construction SPD - July 2008 § S106 Planning Obligations SPD - updated July 2010

7 Land Use – Principle of Development 7.1 The principle of demolishing the existing blocks and the erection of new residential

blocks has already been established by virtue of the outline planning consent for the wider Clapham Park Estate (ref: 06/06380/OUT). The site is already in operation as a residential use and a continuation of this use would be acceptable.

7.2 The provision of 20 new residential dwellings contributes towards meeting the Council’s

housing need and requirements set out in Policy 15 of the UDP and Policy S2 in the Core Strategy. Although the proposals will result in the net loss of a single residential dwelling, the provision of high quality new dwellings to replace the existing poor quality blocks on this site and the overall net gain in residential dwellings that will be achieved across the wider Clapham Park Estate development would deem this proposal acceptable in this instance. The table below shows the breakdown of units by dwelling type.

Unit Type Number

3 bedroom, 4 person 5

5 bedroom, 8 person 15

Total 20

7.3 The scheme will be 100% market housing. On its own this scheme would be contrary to

Policy 16 in the UDP and Policy S2 in the Core Strategy; however the proposals should be considered in accordance with the outline planning consent for Clapham Park and its associated S106 Agreement (as varied). As such, this proposal falls within the overall outline parameters for the provision of not more than 275 market units (850 habitable rooms) within phase 1 of the masterplan. In addition, not more than 413 habitable rooms are to be provided as part of Zone H. Precincts H4 and H5 provide a total of 209

habitable rooms, with a further 125 habitable rooms proposed for Precincts H1, H2, H3 and H6; thereby giving a total of 334 habitable rooms within Zone H.

8 Design and Layout 8.1 As explained in Section 3 above, the defined parameters for the new block fall outside of

those established in the original outline consent. In terms of design this relates to the number of new blocks and the nature of the dwellings provided on site. Figure 3, below shows two 3D models of the site. The first as approved under the original outline consent and the second as proposed under this application.

Scheme as per original outline consent

Current proposal 8.2 Although the overall scale and massing is broadly the same and remains within the

parameters established in the outline consent, the changes to the building footprint and the construction of houses instead of a larger flatted development required a new full planning application to be submitted.

8.3 These changes and the proposals submitted are supported by the Council’s

Conservation and Design Officer, as set out in her comments below. 8.4 “The physical breaks between buildings in H3 help to break up the mass of the building

rather than present an unrelenting block to the street. Overall the proposal will not appear dominant or overbearing in its setting. The house typology is much preferred to the large impenetrable block indicated in the masterplan. Individual homes fit in better with the suburban character of the Close and follow the tight urban grain of neighbouring properties to the north and east of the site (Thorncliffe Road and Kingswood Road)”

8.5 “The scheme offers attractive and robust buildings that will contribute and enhance the

Close. Where high boundaries are required for rear gardens which bound the street, green screens will be used to soften the visual impact. This is considered to be an effective screening method and will support the verdant nature of the site. Side elevations have openings where possible to avoid blank walls. Blind windows are also used to articulate flank walls. “

8.6 Figures 4 and 5 below show 3D visualisations of the proposed development.

Figure 4: Proposed site facing east

Figure 5: Proposed site facing south

8.7 Density

The development achieves a density of 53 dwellings per hectare, or 329 habitable rooms per hectare (based on a residential site area of 0.38ha). This is considered an appropriate density as an ‘Urban’ location within inner London (PTAL 3) and accords with Policy 33 in the UDP and London Plan Policy 3.4.

8.8 Internal Space

London Plan Policy 5.3 (Design and Quality of Residential Development) sets out internal space standards for new residential development. The table below clearly shows that the proposals satisfy policy requirements:

Unit Type Policy Requirement (m2)

Internal Space Provided (m2)

3 bedroom, 4 person 87 97.5 – 97.7

5 bedroom, 8 person 133 – 143 166.9 – 167.1

The proposals also satisfy standards set out in the Council’s Guidance and Standards for Housing Development and House Conversions SPD and meet the minimum requirements for room sizes. All of the units are double aspect.

8.9 Amenity Space In accordance with Policy 33 (Building Scale and Design) in the UDP, Policy S2 in the Core Strategy, and the standards set out in the Mayor’s Housing SPG (4.10.1 – 4.10.3) and Council’s Housing Standards SPD, provision for amenity space is required as part of the proposed development. The proposals should also consider provision for communal amenity and on-site children’s play space where appropriate.

8.10 The Council’s own SPD requires a minimum of 30m2 of amenity space per residential house, while the Mayor’s Housing SPG requires a minimum of 7m2 and 11m2 of private amenity space per unit (based on a four person and eight person dwelling respectively). The Mayor’s SPG also requires that any balconies/terraces should achieve a width and depth of at least 1.5m.

8.11 The five, two storey, three bedroom terraced houses (Precincts H1, H2 and H6) are all

provided with a rear or side garden space, measuring between 33m2 and 76.25m2 thereby satisfying policy requirements. The remaining fifteen, four storey, five bedroom units are provided with a private garden at ground floor (measuring between 11m2 and 80m2), a small balcony at first floor level (minimum of 4m2) and a roof terrace (minimum 18.9m2), thereby ensuring each residential unit has an excess of 30m2 of private amenity space. Although the first floor balconies do not quite meet the required depth standards in the Mayor’s Housing SPG, this space is provided in addition to the main amenity space areas on the ground and fourth floors. Therefore the amenity space provision is considered acceptable for these units.

8.12 There is no communal amenity space provision or on-site children’s play space,

although the provision of new communal open space (Local Park Phases 1 and 2) along with improvements to existing children’s play space (across the Clapham Park masterplan) are already proposed.

8.13 Secured by Design

In accordance with London Plan Policy 7.3, UDP Policy 32 and Core Strategy Policy S9, the proposed development is required to meet Secured by Design Standards. Measures include clear demarcation between public and private realm, secure entry/exit to each unit, good natural surveillance with the street, lighting of key areas and ensuring that windows and doors meet the required standards. All of these measures are supported by the Design Out Crime Officer. Formal accreditation of Secured by Design shall be secured through condition.

8.14 Refuse and recycling

Refuse and recycling provision is shown within a secure bin store outside each of the proposed houses with access directly onto Bourke Close. A Swept path analysis has been submitted which demonstrates that refuse collection vehicles will be able to access and manoeuvre within the site. Each bin store will be constructed out of a bespoke steel frame with a timber clad able to accommodate two 240 litre wheelie bins. Subject to detailed design these measures are considered acceptable in principle.

8.15 Landscaping

The accompanying Design and Access Statement sets out a clear hard and soft landscaping strategy for the site. In terms of private amenity space each rear garden will comprise of a paved terrace, a grassed area and shrub planting. Boundaries will be a mix of green screens (1.8m or 2.2m in height), brick walls, timber panel fencing and existing hedges retained where possible. As a result of the proposals, the garden of number 7 Bourke Close will be increased in size and will include a new off-street car parking space for the property.

8.16 In terms of public amenity the proposals will require the removal of 15 existing trees on site (12 Category C and 3 Category B), but these will be replaced by 25 new semi-mature trees including a tree-lined street in front of the new terraces. The proposed loss of trees is broadly consistent with the proposals approved under the original outline consent (ref. 06/03680/OUT). The areas surrounding the existing properties, along the northern edge of Bourke Close and along the boundary with Kings Avenue will be kept simple with new grassed areas. New lighting columns are proposed along Bourke Close with new tree uplighters under the newly planted trees outside each of the new houses.

8.17 The proposed hard surfacing and paving show a clear demarcation between the road,

parking areas and pedestrian paths. The use of different paving materials also identifies spaces associated with each dwelling giving a clear threshold, which is supported and enhanced by the proposed tree planting.

8.18 The proposals are considered acceptable in principle, with further details to be secured

through condition. This approach is supported by the Council’s Parks and Open Spaces, Conservation and Design and Arboricultural Officers.

9 Impact on Adjoining Occupiers 9.1 The impact on neighbours in terms of overlooking and loss of outlook is considered

minimal. The blocks are designed and orientated so that there is no overlooking or facing windows towards Tilson House or to the properties within Bourke Close. In terms of Kingswood Road, any facing habitable rooms have a separation distance of at least 25m. Within the development itself, the properties create a traditional street layout with the only directly facing habitable rooms separated by 16m.

9.2 Daylight and Sunlight

The proposal has been accompanied by a Daylight and Sunlight Report prepared by PRP Environmental. The Council has sought independent review of the report’s findings in respect of possible implications of the new development both on the existing blocks surrounding the site and on the development itself. This review was undertaken by BRE and assessed against relevant BRE guidance.

9.3 The BRE assessment (dated 27/02/14) came to the following conclusions:

§ Properties in Kingswood Road – the proposals would meet the BRE Guidelines in respect of daylight and sunlight. The impact of the development is assessed as negligible.

§ Properties in Bourke Close – only the front windows have been assessed and are considered to meet the BRE guidelines in respect of daylight and sunlight. The assessment suggests that there may be some impact in terms of daylight and sunlight on the side and rear windows of the two properties closest to the new terraces, but this will be minor at worst.

§ Tilson House – In terms of daylight, calculations were made without the existing overhanging walkways in place. This is in order to asses the true impact of the proposed development on Tilson House regardless of the existing situation created by the overhanging walkways. The assessment states that there would be a negligible impact on Tilson House as a result of the proposed development. Although BRE did consider that it would have been useful to show calculations for Tilson House both with and without the existing overhanging walkways in place for comparison purposes. Sunlight is not an issue as the windows do not face within 90 degrees of due south.

§ Proposed development – In terms of daylight, 191 out 196 windows analysed meet the minimum VSC value of 27%. Those 5 windows that don’t meet the minimum VSC are within rooms with other windows that do meet the

requirements. The assessment suggests that an Average Daylight Factor calculation would have been useful, although the proposals are considered acceptable. In terms of sunlight, 17 of the 20 living rooms have a window that faces within 90° of due south which receives more than the guideline 25% annual probable sunlight hours. 16 of these also receive more than the guideline 5% probable sunlight hours in the winter.

§ Gardens and Open Spaces – All of the existing and proposed gardens meet the BRE Guidelines, expect for one, which is marginally below the target value of 50% of its area receiving two or more hours of sunlight on 21st March.

9.4 The assessment concludes that while there may be some impact of the new

development on the surrounding blocks, this impact would largely be negligible and minor at worst. As such, the proposals are considered acceptable in this regard.

10 Sustainability 10.1 The proposals have been accompanied by an Energy Statement (addendum dated

13/03/14) and Sustainability Statement. London Plan Policy 5.2 states that new development should be designed using the energy hierarchy ‘Lean – Clean – Green’. This equates to using less energy, supplying energy more efficiently and then the provision of renewable energy if required. New residential development in Lambeth should achieve Code for Sustainable Homes (CSH) Level 4 and a 40 per cent improvement on Part L of the 2010 Building Regulations.

10.2 The Statement shows that the proposals will meet Level 4 of the Code for Sustainable

Homes and will achieve a minimum 40% improvement on Part L of the 2010 Building Regulations, both in accordance with policy. These standards will be achieved partly through the use of energy efficiency measures in building design (2%) as well as provision of photovoltaic cells on the roof (38%).

10.3 Comments from Climate Consulting broadly support the measures proposed, although

they suggest that the CSH pre-assessment should be undertaken against the latest methodology (November 2010) rather than the previous version from May 2009. The applicant has indicated that this approach has been taken as the original outline scheme is registered under the May 2009 version. Officers consider that the proposed approach using the previous version of CSH is acceptable as the wider masterplan has been registered under the same version and accords with the requirements set out within the original S106 Agreement (as varied).

11 Transport 11.1 The main pedestrian and vehicular access to the site is from Kings Avenue, with a

secondary access to/from the south via Tilson House and Precincts H4 and H5. Some of the properties in Kingswood Road also benefit from private pedestrian access onto Bourke Close. The Design and Access Statement shows there are 36 car parking spaces within the site boundary, 29 on Bourke Close and a further 7 to the south adjacent to Tilson House. Five garages are also located to the northeast of the site.

11.2 Car Parking

The proposals show that 15 of the proposed 20 houses, plus one existing dwelling (7 Bourke Close), will have a dedicated space provided with the dwelling. The existing on-carriageway parking spaces will be replaced by 21 standard off-carriageway parking spaces in laybys constructed alongside the existing roads. The total proposed parking provision on Bourke Close will therefore be 37 spaces, plus 4 spaces retained adjacent

to Tilson House. The proposed car parking is considered acceptable and are within the maximum standards set out in Policy 6.13 in the London Plan.

11.3 There is no indication of whether any of the spaces would provide access to electric

vehicle charging points (active or passive). Details should be secured through a condition.

11.4 Cycle Parking

Two cycle parking spaces are shown within individual stores for each house, either on the front forecourt or the rear garden. Six visitor cycle parking spaces are also shown by way of three Sheffield stands on Bourke Close. The proposed provision conforms with the standards set out in Policy 6.13 in the London Plan. The Design and Conservation Officer does raise a concern at the provision of cycle parking at the front of the houses, however such an approach is supported by Transport. Further detail on the specification and location of all cycle parking will be secured via condition.

11.5 Road Layout and Proposed Highways Works The original outline consent sought to move the existing access to/from Bourke Close further along Kings Avenue, with a new road linking the service road north of Tilson House and running along the south of properties 29-36 Bourke Close. These proposals were re-considered in light of security issues and the cost of moving the existing junction access. As a result, the proposals have been amended to retain the existing access from Kings Avenue and create a cul de sac on Bourke Close. A new footpath connecting Tilson House and Bourke Close to the footpath along Kings Avenue has also been included. These measures are considered acceptable by Transport/Highways and result in a more positive streetscape.

12 Planning Obligations/CIL 12.1 As a separate full planning application the proposal would usually attract a number of

planning obligations, with the need for a site specific S106 Agreement. However, as this site forms part of the Clapham Park masterplan and the principle and quantum of development is already established through the original outline consent (ref: 06/03680/OUT), the applicant is seeking to link this proposal to the existing S106 Agreement (as varied) in the same way as Precinct J3 (also subject to a separate full application). This is considered acceptable in principle and will ensure that this development is bounded by all relevant obligations set out in the original S106 Agreement, particularly Schedule 19 related to housing provision. A supplementary or variation agreement will be prepared, subject to approval.

12.2 The proposals would be liable to pay CIL at £35 per sq.m in accordance with the

Mayor’s CIL Charging Schedule on any net increase in floorspace. 13 Conclusion 13.1 In conclusion, the proposals are considered acceptable and in accordance with relevant

development plan policies. It is considered that this scheme, particularly its high quality design and layout will create new and desirable homes within the Clapham Park Estate.

14 Recommendation 14.1 Grant planning permission subject to the completion of a satisfactory s106 legal

agreement and the attached conditions. 15 Summary of the Reasons

15.1 In deciding to grant planning permission, the Council has had regard to the relevant policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following policies were relevant:

London Plan (2011)

§ Policy 2.9 – Inner London § Policy 2.14 – Areas for Regeneration § Policy 3.4 – Optimising Housing Potential § Policy 3.5 – Quality and Design of Housing Developments § Policy 3.8 – Housing Choice § Policy 3.11 – Affordable Housing Targets § Policy 3.12 – Negotiating Affordable Housing on Individual Private

Residential and Mixed Use Schemes § Policy 3.13 – Affordable Housing Thresholds § Policy 5.2 – Minimising Carbon Dioxide Emissions § Policy 5.3 – Sustainable Design and Construction § Policy 5.5 – Decentralised Energy Networks § Policy 5.6 – Decentralised Energy in Development Proposals § Policy 5.7 – Renewable Energy § Policy 5.17 – Waste Capacity § Policy 6.3 – Assessing Effects of Development on Transport Capacity § Policy 6.9 – Cycling § Policy 6.10 – Walking § Policy 6.13 – Parking § Policy 7.1 – Building London’s Neighbourhoods and Communities § Policy 7.2 – An Inclusive Environment § Policy 7.3 – Designing Out Crime § Policy 7.4 – Local Character § Policy 7.5 – Public Realm § Policy 7.6 – Architecture § Policy 7.21 – Trees and Woodlands

Core Strategy (2011)

§ Policy S1 – Delivering the Vision and Objectives § Policy S2 – Housing § Policy S4 – Transport § Policy S5 – Open Space § Policy S7 – Sustainable Design and Construction § Policy S9 – Quality of the Built Environment § Policy S10 – Planning Obligations

UDP (2007)

§ Policy 9 – Transport Impact § Policy 14 – Parking and Traffic Restraint § Policy 15 – Additional Housing § Policy 16 – Affordable Housing § Policy 31 – Streets, Character and Layout § Policy 32 – Community Safety/Designing Out Crime § Policy 33 – Building Scale and Design § Policy 35 – Sustainable Design and Construction § Policy 38 – Design in Existing Residential/Mixed Use Areas

§ Policy 39 – Streetscape, Landscape and Public Realm Design § Policy 50 – Open Space and Sports Facilities § Policy 66 – Clapham Park

16 Conditions

1. The development to which this permission relates must be begun not later than the expiration of three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1) (a) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

2. The development hereby permitted shall be carried out in accordance with the

approved plans listed in this notice.

Reason: For the avoidance of doubt and in the interests of proper planning. 3. Prior to the commencement of development (including demolition), full details of the

proposed construction methodology, in the form of a Method of Construction Statement, shall be submitted to and approved in writing by the Local Planning Authority. The Method of Construction Statement shall include details regarding: the notification of neighbours with regard to specific works; advance notification of road closures; details regarding parking, deliveries, and storage; details regarding dust mitigation, details of measures to prevent the deposit of mud and debris on the public highway, and other measures to mitigate the impact of construction on the amenity of the area and consideration given to the inhabitants of the surrounding dwellings. The details of the approved Method of Construction Statement must be implemented and complied with for the duration of the demolition and construction process.

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally, and avoid hazard and obstruction to the public highway in compliance with Policies 9 and 31 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

4. Prior to the commencement of the main superstructure on site, samples and a

schedule of materials to be used in the elevations including all walls, doors, windows, front entrances, boundary treatments, refuse/recycling provision, terraces and balconies within the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority. This condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To safeguard and enhance the visual amenities of the locality in compliance with Policies 31, 32, 36 and 38 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010

5. Within three months of commencement on site a Design Stage certificate and

summary score sheet under the Code for Sustainable Homes (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a Level 4 rating will be achieved.

Reason: To ensure that the development has an acceptable level of sustainability (Policy 35 of the London Borough of Lambeth UDP: Policies saved beyond 5th

August 2010 and Policies S7 and S9 of the London Borough of Lambeth Core Strategy (January 2011)).

6. Prior to first occupation of the dwelling(s) a Post Construction Review certificate and

summary score sheet under the Code for Sustainable Homes (or such equivalent standard that replaces this) must be submitted to and approved in writing by the Local Planning Authority to show that a Level 4 rating has been achieved.

Reason: To ensure that the development has an acceptable level of sustainability (Policy 35 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010 and Policies S7 and S9 of the London Borough of Lambeth Core Strategy (January 2011)).

7. Prior to completion of the development, a scheme shall be submitted to and

approved in writing by the Local Planning Authority a scheme for the ‘soft landscaping’ of the application site, including the selection of species, planting plans/programmes, and schedules for management and maintenance of landscaped features, whether formal or natural in nature and purpose. These proposals should include all new plantings of trees, hedges, grass, shrubs, ground flora or climbers, and cover all areas of the development including roofs, walls and boundary features.

Landscaping schedules should include, within reason and not entailing excessive cost, measures to promote biodiversity including the use of native species that are typical of locality and ground conditions. The applicant should seek and act on good practice as well as advice from professionals to maximise the site’s landscape, visual and horticultural quality, ease of maintenance and to provide long-term biodiversity and environmental benefit. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To ensure a satisfactory and continuing standard of amenities are provided and maintained in connection with the development in accordance with Policy 39 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

8. Prior to completion of the development in the relevant Precinct, a scheme detailing hard landscaped areas shall be submitted to and approved in writing by the Local Planning Authority. Development shall be implemented and retained in accordance with the approved details. Landscaped areas shall be permanently retained for the enjoyment of occupiers of the scheme. Reason: To ensure a satisfactory and continuing standard of amenities are provided and maintained in connection with the development in accordance with Policy 39 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

9. Notwithstanding the approved plans, no part of the development hereby approved

shall be occupied or used until full details of the proposed cycle storage (resident and visitor), including details of manufacturer’s specifications, has been submitted to and approved in writing by the Local Planning Authority. The details as are approved shall be provided prior to first occupation of the development and shall thereafter be retained as such for the duration of the permitted use.

Reason: To ensure that adequate provision is made for the cycle parking on the site, in the interests of the promotion of sustainable modes of transport in accordance with Policy 14 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

10. The scheme for parking, garaging, manoeuvring, and the loading and unloading of vehicles shown on the submitted plans shall be laid out in accordance with the approved details prior to the initial occupation of the development hereby permitted and that area shall not thereafter be used for any other purpose, or obstructed in any way.

Reason: To enable vehicles to draw off, park and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway in accordance with Policy 14 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

11. Before the development hereby approved is first brought into use, electric charging points shall be provided at this site in accordance with the standards embodied in Policy 6.13 of the London Plan. Reason: In order to accord with Policy 6.13 of the London Plan.

12. Within three months of commencement of the development hereby permitted, a

crime prevention strategy shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Police. The strategy shall demonstrate how the development meets 'Secured by Design' standards and shall include full detailed specifications of the following: Means of enclosure, external lighting provision, electronic access control, specifications of all external doors, windows, glazing and cycle storage. The approved measures are to be carried out in full and retained thereafter.

Reason: To ensure that satisfactory attention is given to security and community safety in accordance with Policy 32 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

13. All residential flats hereby permitted shall comply with the relevant Lifetime Homes

standard.

Reason: To secure appropriate access for disabled people, in accordance with Policy 33 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

14. Prior to completion of the development detail of the lighting of all public areas and all buildings shall be submitted to and approved in writing by the Local Planning Authority. The approved lighting shall be installed before the commencement of the relevant used and maintained thereafter. Development shall be implemented and retained in accordance with the approved details.

Reason: to ensure that the Local Planning Authority may be satisfied that the details of the proposal are carried out in accordance with Policy 33 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

15. The development permitted by this planning permission shall not commence until a surface water drainage scheme for the site, based on sustainable drainage principles, where possible, and on an assessment of the hydrological and hydrogeological context of the development, has been submitted to, and approved by, the Local Planning Authority. The surface water drainage strategy should strive to implement a Sustainable Drainage System (SuDS) hierarchy that achieves reductions in surface water run-off rates, in line with the Greater London Authority’s London Plan (Policy 5.13) and the ‘standards’ within the associated Sustainable Design and Construction Supplementary Planning Guidance (SPG) (Section 2.4.4).

Reason: To reduce the impact of flooding both to and from the development and third parties.

16. If, during development, contamination not previously identified is found to be present

at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted, and obtained written approval from the Local Planning Authority for, a remediation strategy detailing how this unsuspected contamination shall be dealt with. The remediation strategy shall be implemented as approved, verified and reported to the satisfaction of the Local Planning Authority.

Reason: There is always the potential for unexpected contamination to be identified during development groundworks. We should be consulted should any contamination be identified that could present an unacceptable risk to Controlled Waters, as the site is located above a groundwater Source Protection Zone (SPZ1).

17 Informatives

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

2. You are advised that this consent is without prejudice to any rights which may be enjoyed by any tenants/occupiers of the premises.

3. Your attention is drawn to the provisions of the Building Regulations, and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer.

4. As soon as building work starts on the development, you must contact the Street Naming and Numbering Officer if you need to do the following:

- name a new street - name a new or existing building - apply new street numbers to a new or existing building

This will ensure that any changes are agreed with Lambeth Council before use, in accordance with the London Buildings Acts (Amendment) Act 1939 and the Local Government Act 1985. Although it is not essential, we also advise you to contact the Street Naming and Numbering Officer before applying new names or numbers to internal flats or units. Contact details are listed below.

Street Naming and Numbering Officer e-mail: streetnn@lambeth.gov.uk tel: 020 7926 2283 fax: 020 7926 9104

5. Environment Agency (Non-planning Consents) - The applicant may be required to apply for other consents directly from us. The term 'consent' covers consents, permissions or licenses for different activities (such as water abstraction or discharging to a stream), and we have a regulatory role in issuing and monitoring them. The applicant should contact 03708 506 506 or consult our website to establish whether if a consent will be required. http://www.environment-agency.gov.uk/netregs/

6. You are advised of the necessity to consult the Transport and Highways team within the Transport Division of the Directorate of Environmental Services, with regard to any alterations affecting the public footway.

7. You are advised of the necessity to consult the Council’s Highways team prior to the commencement of construction on 020 7926 9000 in order to obtain necessary approvals and licences prior to undertaking any works within the Public Highway including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including adjacent to the highway such as basements, etc), Temporary Full/Part Road Closures, Craneage Licences etc.

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

18 Site Photos

Existing block at 23-28 Bourke Close

Bourke Close facing east towards properties in Kingswood Road

1-7 Bourke Close facing west towards Kings Avenue

Bourke Close facing east