site address - moderngov.lambeth.gov.uk vauxhall square.pdfoffice bay study 1 1:50 • 661_00_07_545...

Site address Land Bounded By Wandsworth Road To The West, Parry Street To The North And Bondway And Railway Line To The East, London SW8

Ward Oval

Proposal Demolition of existing buildings (except for the listed buildings on the site) to provide a mixed use scheme comprising nine blocks ranging between 3, 6, 9, 10, 11, 21, 30, 48 and 50 storeys, which includes 520 dwellings (57,244sqm Gross Internal Area (GIA)) , 22,732sqm of new office floor space (B1), 3119sqm GIA of A1-A5 retail, 278 bedroom hotel and 123 suite hotel (C1), 50 bedroom replacement homeless hostel (sui generis), 359 student rooms, 3,777sqm new multi-screen cinema (D2), 1,317sqm GIA Gym (D2), 67sqm Community Building associated basement car parking and servicing; new public square and children's play area and associated public realm improvements.

Application type

Full Planning Permission

Application Reference 11/04428/FUL

Validation date 14.12.2012

Case officer details Name: Gavin Chinniah Tel: 020 7926 1257 Email: [email protected]

Applicant Vauxhall Cross Limited

Agent GL Hearn

Considerations/constraints

Approved plans Document Title Consultant 1APP and Certificates GL Hearn Application Drawings – list of drawings enclosed with this letter

Allies and Morrison

Planning Statement GL Hearn Design and Access Statement Allies and Morrison

Management Strategy GL Hearn, with CLS Holdings and Thames Reach

Employment and Delivery Plan CLS Holdings Affordable Housing Position Statement

GL Hearn

Energy Statement Hoare Lea

Amenity and Play Space Strategy

GL Hearn

Regeneration Statement GL Hearn Sustainability Statement Waterman Daylight and Sunlight Assessment

Gordon Ingram Associates

Consultation Statement GL Hearn Affordable Housing Statement GL Hearn

Townscape and Visual Impact Assessment

Miller Hare and Tavernor Consultancy

• Transport Assessment and Travel Plan

• PFA

• Environmental Statement:

• Traffic and Transport - PFA Consulting

• Noise and Vibration - Hoare Lea

• Air Quality - Waterman EED Ltd

• Wind Microclimate – Building Research Establishment

• Daylighting, Sunlighting, Overshadowing and Solar Glare– Gordon Ingram Associates

• Cultural Heritage – Wessex Archaeology

• Ground Conditions and Contamination – Waterman

• Nature Conservation - The Ecology Consultancy

• Surface Water Drainage - Waterman

• Electromagnetic Conditions - Building Research Establishment

• Socio Economic Effects – GL Hearn

• Waste Strategy – Waterman

• Various

• 661_00_07_001 rev. 01 Site Location Plan (existing site buildings) 1:1250 @A3

• 661_00_07_010 rev. 01 Site Plan – Existing/Demolitions 1:500

• 661_00_07_020 rev. 01 Site Elevations – Existing 1:250

• 661_00_07_030 rev. 01 Retained Terrace Plans – Existing 1:100

• 661_00_07_031 rev. 01 Retained Terrace Elevations/Sections – Existing 1:100

• 661_00_07_080 rev. 01 Ground Plan as Proposed - Existing context 1:1250

• 661_00_07_081 rev. 01 Ground Plan as Proposed - Evolving context 1:1250

• 661_00_07_097 rev. 01 Site Wide Basement Level -3 1:250



• 661_00_07_100 rev. 01 Site Wide Ground Plan 1:250

• 661_00_07_101 rev. 01 Site Wide Mezzanine Level Plan 1:250

• 661_00_07_102 rev. 01 Site Wide First Floor Plan 1:250

• 661_00_07_103 rev. 01 Site Wide Mid Rise Plan 1:250

• 661_00_07_104 rev. 01 Site Wide High Rise Plan 1:250

• 661_00_07_105 rev. 01 Site Wide Roof Plan 1:250

• 661_00_07_106 rev. 01 Site Wide Ground Plan - Evolving context 1:250

• 661_00_07_110 rev. 01 Vauxhall Square North Plans 1:250

• 661_00_07_120 rev. 01 Vauxhall Square West Plans 1 1:250



• 661_00_07_130 rev. 01 Vauxhall Square South Plans 1:250

• 661_00_07_140 rev. 01 Vauxhall Square East Plans 1 1:250

• 661_00_07_141 rev. 01 Vauxhall Square East Plans 2 1:250

• 661_00_07_150 rev. 01 Miles Street South Plans 1:250

• 661_00_07_170 rev. 01 Wendle Court Plans 1:250

• 661_00_07_180 rev. 01 Retained Terrace Plans 1 1:100

• 661_00_07_181 rev. 01 Retained Terrace Plans 2 1:100

• 661_00_07_201 rev. 01 Site Elevation/Section as proposed 1 1:250
















• 661_00_07_511 rev. 01 Vauxhall Square North Bay Study 1 1:50

• 661_00_07_512 rev. 01 Vauxhall Square North Bay Study 2 1:50

• 661_00_07_521 rev. 01 Vauxhall Square West Bay Study 1 1:50



• 661_00_07_531 rev. 01 Vauxhall Square South Bay Study 1 1:50

• 661_00_07_532 rev. 01 Vauxhall Square South Bay Study 2 1:50

• 661_00_07_541 rev. 01 Vauxhall Square East Hotel Bay Study 1 1:50



• 661_00_07_544 rev. 01 Vauxhall Square East Office Bay Study 1 1:50



• 661_00_07_561 rev. 01 Miles Street South Bay Study 1 1:50

• 661_00_07_562 rev. 01 Miles Street South Bay Study 2 1:50

• 661_00_07_571 rev. 01 Wendle Court Bay Study 1 1:50

• 661_00_07_572 rev. 01 Wendle Court Bay Study 2 1:50

• 661_00_07_581 rev. 01 Retained Terrace Elevations 1 1:50



• 00 - Shared Basement/Site Wide drawings

• 01 - Vauxhall Square North (this is the north tower)

• 02 - Vauxhall Square West (this is the west office building)

• 03 - Vauxhall Square South (this is the south tower)

• 04 - Vauxhall Square East (this is the hotel and the east office building)

• 06 - Miles Street South (this is the south student building)

• 07 - Wendle Court

• 08 - Retained Terrace and adjacent pavilions

• C674/3

Recommendation(s) Grant planning permission subject to conditions, Section 106 Agreement and Stage 2 Referral to the Mayor.

Report Review

Department(s) or Organisation(s) Date consulted

Date response received

Comments summarised in paragraph

Governance & Democracy (legal)

30.11.2012 03.12.2012 Changes have been made in report.

For advice on how to make further written submissions or to register to speak on this item, please contact Governance & Democracy by emailing [email protected] or telephoning 020 7926 2170. Information is also available on the Lambeth website www.lambeth.gov.uk/democracy

Consultation

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

Date response received

Comments summarised in report? (y/n)

Internal

Lambeth Arts Y N

Lambeth Building Control Y N

Lambeth Crime Prevention Unit Y 16.11.2012 Y

Lambeth Regulatory Services Entertainment

Y N

Lambeth Regulatory Services Noise Pollution

Y 30.11.2012 Y

Early Years Development Childcare Y N

Lambeth Housing Y 30.11.2012 Y

Lambeth Implementation Team Y 26.11.2012 and

27.11.2012

Y

Lambeth Parks and Open Spaces Y N

Lambeth Conservation and Design Y 07.11.2012 Y

Lambeth Planning Policy Y 30.01.2012 Y

Lambeth Sewers Group Y N

Lambeth Streetcare Y 26.11.2012 to 04.12.2012

Y

Lambeth Transport and Highways Y 28.03.2012 and

04.12.2012

Y

Lambeth Arboricultural Officer Y 25.09.2012 Y

Lambeth Urban Design Y 07.12.2012 Y

External Y N

Bus Priority and Traffic Unit Y N

London Transport Buses Y N

Transport for London Land Use Planning Team

Y N

Transport for London (TfL) Road Network Development

Y 04.12.2012 Y

London Underground Infrastructure Protection

Y N

Commission for Architecture and the Built Environment (CABE)

Y 03.12.2012

Cinema and Theatre Association Y N

Design for London Y N

English Heritage Y 01.12.2012 Y

English Heritage – Archaeology Y 06.02.2012 Y

Natural England Y 31.10.2012 Y

Greater London Authority (GLA) Y 15.12.2012 Y


and 30.11.2012

Street Management Area Manager South

Y N

Bus Priority and Traffic Unit Y N

Network Rail Y N

Development Control Department Thames Water

Y N

City of Westminster Y 25.01.2012 Y

London Borough of Wandsworth Y 15.11.2012 Y

L.F.C.D Authority Y N

Environment Agency Y 01.11.2012 Y

Kennington Association Y N

Regents Bridge Gardens Ltd Y N

Vauxhall Neighbourhood Housing Forum

Y N

The Vauxhall Society Y N

Ashmole Estate Tenants Association Y N

Albert Square Residents Association Y N

Ashmole Tenants Association Y N

Cambridge and Talbot House Association

Y N

Clapham Society Y N

Cleaver Square Residents Association Y N

Dorset Road Community Project Y N

Friends of the Oval Y N

Friends of Vauxhall Park Y 16.11.2012 Y

Fentiman Road, Richborne Terrace and Dorset Road R/A

Y N

Harleyford Court Tenants Association Y N

Kennington Cross Neighbourhood Association

Y N

Hanover Gardens Association Y N

Hanover Gardens Residents Association

Y N

Heart of Kennington Residents Association

Y N

Harleyford Road Action Group Y N

I.M.P.A.C.T. Y N

Kennington Cross Neighbourhood Association

Y N

Kilner House Residents Association Y N

Mursell Estate Group Y N

Central Stockwell Street Residents and Tenants Association

Y N

Crimsworth Thorparch Residents Association

Y N

Hemans Estate Tenants and Residents Y N


Association

Mursell Estate Tenants and Residents Association

Y N

Stockwell Partnership Y N

Stockwell Park Residents Association Y N

Studley Estate Tenants and Residents Association

Y N

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

Executive Summary

This application relates to the creation of a mixed use development which would comprise of 520 residential flats, offices, retail uses, hotel, student accommodation, homeless hostel, multi-screen cinema and community building. The development would also be subject to public realm works, which would be associated with the scheme and the wider Vauxhall Nine Elms Battersea (VNEB) area. The vision for the Vauxhall Square development is to establish the site as a truly mixed-use development which forms an integrated part of the wider regeneration of the area.

The scheme is proposed alongside the wider regenerative objectives for the Vauxhall area as laid out within the councils SPD, currently out for consultation. The development has been developed in accordance with the wider GLA Vauxhall Nine Elms Battersea Opportunity Area Framework (VENBOAPF). The designation of the development should be intensified and mixed use developments promoted. The development is situated within the Central Activities Zone as designated within the London Plan, and as such is required to bring forward a mixed use development that seeks to enable a high quality design development, provide capacity for an increase in housing, employment floorspace and other associated uses highlighted within the first paragraph.

The report sets out the planning issues in turn, alongside the representations received and justification of the planning merits of the proposals which when considered in the round enable officers to recommend the application for approval subject to conditions and completion of a Section 106 Agreement.

One of the principle issues, is the design of the two towers and the impact this may have on, heritage assets and impact on views, for which English heritage raises concern. A key consideration therefore for the Council is whether the development gives rise to material harm when judged against those matters, which is the view of English Heritage. If that said were to arise, could other planning considerations, particularly public benefits of the scheme outweigh that consideration. It is the view of officers that the proposal does not give rise to the harm set out by English Heritage, and in this instance no objection is raised by officers. CABE has commented on the towers and have stated that the towers would be simple and elegant within the London skyline.

Due to the designation of the opportunity area high residential and non-residential densities should be promoted. The development provides a significant uplift in housing units totalling 520 residential units, of which 110 units would be affordable. The application has been subject to a viability report which has been independently assessed by the BNP Paribas on behalf of the authority to arrive at a point where a minimum level of affordable housing would be provided. Whilst originally submitted to provide only 15% affordable housing, the scheme now proposes to deliver a minimum of 21.2% affordable housing, which would be in the form of affordable rent and shared ownership. In addition, a review mechanism of the gross development value generated by the entire development at the one third of the way through private residential sales. If achieved and projected sales values exceed the level required to render the scheme economically viable, 50% of the surplus will be used to provide a commuted sum

payment in lieu of additional affordable housing. This commuted sum payment will be capped at £12,740,000, which has been calculated to equate to the shortfall in affordable housing provision against the policy requirement of 40% of units.

The proposed Linear Park, which runs through the VNEB area, will establish new connections and routes between Vauxhall and Battersea, in which Vauxhall Square plays an essential part. The new urban square would provide a series of spaces and to provide a focus for retail uses and other amenities forming an integral part of the regenerating Vauxhall town centre. A series of new and improved connections and play space tie through Miles Street establishing and improving connections with the wider existing community and Vauxhall Park to the east. The scheme is delivering a range of regeneration outcomes which are fully in accord with policy expectations. The scheme has been largely supported subject to matters of detail by the GLA in its stage 1 response and is delivering a range of public realm benefits which accord with the long term strategy to deliver improvements to the wider Vauxhall area.

Certain impacts will arise from the development, but will be fully addressed in the imposition of conditions and a substantive list of terms to a S106 agreement securing the delivery of the wider benefits proposed.

Overall, officers recommend the proposal for approval.

1 Summary of Main Issues

1.1 The main issues involved in this application are:

• Whether the development is in accordance with the Development Plan and the GLA’s adopted Vauxhall Nine Elms Battersea (VNEB) Opportunity Area Planning Framework;

• The principle of a mixed used development on the site, comprising offices, housing, retail, hotel, hostel, student accommodation and associated community uses;

• The provision of affordable housing associated with the development;

• The acceptability of the proposed space standards for the residential units together with private amenity space;

• The public realm improvements associated with the scheme and their integration with the wider VNEB area;

• The potential regeneration benefits the proposal provides within the VNEB area;

• The acceptability of tall buildings on the site;

• The impact the proposed design, massing, scale and bulk would have on the visual amenity of the area;

• The impact the development would have on the adjoining conservation areas;

• The impact the development would have on the setting of the listed buildings;

• The impact the development would have in terms of residential amenity such as daylight, sunlight, sense of enclosure and privacy;

• The environmental impact the proposed development would have;

• The acceptability of the highway proposals;

• The proposed connection of the development to the surrounding VNEB area;

• The acceptability of the development in terms of sustainability and carbon emissions from the proposed scheme and

• The level of Section 106 Contributions and Development Infrastructure Funding Study (DIFS) with the scheme.

2 Site Description

2.1 The application site comprises 1.85 hectares of land made up of 3 key areas, which are all physically linked alongside the mainline railway – the Cap Gemini area, the Miles Street car park and the Wendle Court area. Parry Street lies to the north of the site, Bondway to the east and Wandsworth Road provides the western boundary. Miles Street, which links the Fentiman Road area to Wandsworth Road and the river.

2.2 The site is located within Vauxhall, on the south bank of the River Thames, and within the London Borough of Lambeth. Vauxhall is bounded by Oval to the south, Battersea to the west, and Lambeth to the east. Pimlico is to the north west of the site on the opposite side of the River Thames.

2.3 The larger part of the site is referred to by the applicant as being the Cap Gemini area, which is approximately 1.23 hectares and is bounded by Wandsworth Road, Parry Street, Bondway and Miles Street. The current building is occupied by various uses which include offices, warehouse buildings, a homeless shelter (Graham House, operated by Thames Reach) and a terrace (1) of listed and unlisted building (3) in residential use (these would remain) which are three-storeys in height. The existing hostel on the site is four-storeys in height, and the CLS office block in the south eastern corner is three-storeys in height. The tallest building on the site at five-storeys, is the Cap Gemini office building which is located along the north-western edge of the site.

2.4 Wendle Court which forms part of the application site is a modern three-storey terraced office building on a site approximately 0.14 hectares. It is bounded by Wandsworth Road to the west, where the site gains access from the southeast. This site adjoins a two-storey Cable and Wireless site which doesn’t form part of the application. Opposite the site along Bondway is sited 69-71 Bondway, a late Victorian building providing self-storage facilities (Use Class B8).

2.5 On the opposite site of Wandsworth Road, is the New Covent Garden Market Flower Market site, which is earmarked for a major redevelopment. An outline planning application for a mixed use redevelopment of this site was approved by the London Borough of Wandsworth in June 2012. Adjacent to the Covent Garden Market Flower Market site is the 23 storey Market Towers building, a largely vacant office building dating from the early 1970’s. The site has also been granted planning approval, for the erection of two towers at 58 and 43 storeys in height.

2.6 To the north of the site lies the Vauxhall Cross Gyratory system, which is a strategically important road system serving south west and central London. Within the central area of the gyratory is a vacant portion of land which has recently been granted planning permission at appeal for a mixed use development consisting of two residential towers. To the northwest of the site on the other side of Wandsworth Road is the Grade II Listed Brunswick House.

2.7 The application site falls within opportunity area known as Vauxhall Nine Elms Battersea (VNEB), which spans from Lambeth Bridge to Battersea Power Station. It also forms part of the Central Activities Zone (CAZ) in central London. The whole site is highly accessible and benefits from a Public Transport Accessibility Level (PTAL) of 6a, which is very good. The site does not fall within a Conservation Area.

3 Planning History

3.1 There is no current planning history on the site

4 Proposal

4.1 The current planning application is for the demolition of existing buildings

(except for the listed buildings on the site) to provide a mixed use scheme comprising nine blocks ranging between 3, 6, 9, 10, 11, 21, 30, 48 and 50 storeys, which includes 520 dwellings (57,244sqm Gross Internal Area (GIA)) ,

22,732sqm of new office floor space (B1), 3119sqm GIA of A1-A5 retail, 278 bedroom hotel and 123 suite hotel (C1), 50 bedroom replacement homeless hostel (sui generis), 359 student rooms, 3,777sqm new multi-screen cinema (D2), 1,317sqm GIA Gym (D2), 67sqm Community Building associated basement car parking and servicing; new public square and children's play area and associated public realm improvements.

4.2 The application proposes to demolish all the buildings on the site except the six terrace buildings which front onto Wandsworth Road.

4.3 The North and South Towers: The Vauxhall Square North building would be 48 storeys plus roof terrace (168m). The ground floor proposes entrances to the residential units on the upper floors and provides retail uses. The residential uses occupy floors 8-48, which would be a mix of private (119 units) and shared ownership units (16).

4.4 The Vauxhall Square South building would be 50 storeys (168m). The ground floor proposes retail uses and a residential entrance. Floors 1-9 would accommodate a suite hotel which would comprise 123 suites. The residential use would be situated on floors 10-50. Both towers would measure 168m.

4.5 In each tower, a double height intermediate podium level space has been included as a shared amenity for the residents. The use of this area has not been confirmed by the applicant, however, they have stated that this area could potentially be used for a soft play games area for young children, residents club gym, games room and community event/ meeting spaces. This area is situated on floors eight and nine in Vauxhall Square North and opens out onto a large shared residential roof garden space located across the roof of the office building. Within Vauxhall Square South the shared amenity space is situated on floors ten and eleven.

4.6 Vauxhall Square North and South buildings are the tallest elements of the development. The two towers are articulated by horizontal bands of reconstituted stone at floor levels. These bands project by 400mm from the face of the tower. Between each band a series of reconstituted stone fins provide the vertical emphasis. The fins are 110mm thick and 250mm deep and sit forward of the glass layer set behind. Behind the stone layer, a glass surface would be installed. There would be subdivisions with opening windows and the glass panels would be either clear or opaque. At the top of each glass panel a small band of metal louvres provide ventilation to the interior of the flats.

4.7 Each of the towers would have a connection to adjoining buildings. The North tower would adjoin the west office building and the South tower would adjoin the east office building.

4.8 Vauxhall Square East: Vauxhall Square East building would be erected to 11-storeys in height. This building is formed of two buildings, Vauxhall Square East Hotel to the north and Vauxhall Square East Office to the south. Vauxhall Square East as a pair of

buildings forms the eastern edge of Vauxhall Square and new west elevation to Bondway.

4.9 The Vauxhall Square East office provides office accommodation enables access to the cinema along with the shared service yard from Bondway. Access to these facilities off Bondway keeps the centre of the site free of traffic.

4.10 The hotel accommodation proposes a mid-market 3 to 4 star hotel with a total of 278 bedrooms laid out over the ground floor, mezzanine plus 9 upper storeys. At least 10% of these rooms would be wheelchair accessible and six rooms are envisaged as larger family/ suite rooms. The floor area of the hotel would be approximately 13,624sqm GIA.

4.11 The entrance to the office is from the covered passage between the hotel and office. The office café is accessible from the office entrance lobby and provides an active frontage to Bondway. The service yard and cinema entrance occupy most of the ground floor of the office building.

4.12 The cinema, located at the south end of Vauxhall Square East addresses Vauxhall Square and is visible on approach from the Vauxhall Transport Interchange. The proposed cinema would have a total of four screens, extending some 3,777sqm, including a ground floor level entrance onto Vauxhall Square.

4.13 The proposed building would be constructed from brick and reconstituted stone. This would be complimented by transparent glass with metal hidden frames, slotted metal panels, metal louvres and shading devices.

4.14 Vauxhall Square West: This building would be erected 9 storeys, which would provide a mixture of retail facilities on the ground and mezzanine floor levels, with the remaining seven floors used as office accommodation (Use Class B1). The building forms the west side of the development, that turns the corner from Parry Street into Wandsworth Road. The office accommodation can be split up into a maximum of three tenancies. This building would provide a total of 12,850sqm GIA. Access to the offices would be through a central lift lobby accommodating four passenger lifts, toilets and riser space.

4.15 The application proposes two three-storey ‘bookend’ pavilion buildings, which would be positioned off Wandsworth Road, which would create an entrance into the development and also reinforcing a strong pedestrian route through the site and delivering activity to Vauxhall Square. The ‘bookend’ building would integrate the listed terrace into the scheme layout. Active frontages would be proposed within these buildings.

4.16 The elevations of the office building would be composed of white reconstituted stone panels with horizontal bands which would match the existing appearance of the two towers. Between the stone frame there would be glazing and aluminium fins projecting forwards in each three metre bay.

4.17 A three-storey linear building to the south of Vauxhall Square West is proposed

creating an active frontage to its south elevation. A twelve metre wide pedestrian ‘street’ would be formed, creating an approach into Vauxhall Square.

4.18 The proposed roofscape of the Vauxhall Square West building would provide a large communal garden accessible from Vauxhall Square North for residents use. There would also be smaller roof terraces overlooking the square, accessible from the office areas at floors 1, 2, 3, 4, 5, 6 and 7. The communal space would provide a multi-functional amenity space within a sheltering, green envelop of hedges, trees and herbaceous borders.

4.19 Miles Street South: This building would be erected to a total height of 29-storeys. This building would provide 359 student rooms, plus shared lobby/ lounges and service spaces. This area would equate to a total area of 11, 960sqm GIA. Entrance to the building would be along Miles Street.

4.20 This building would be constructed from simple palette of robust materials, predominately brick and reconstituted stone. There would be the installation of transparent/ opaque glass back layers with metal hidden frames, slotted metal panels and metal louvres.

4.21 The proposed roof terrace, would comprise of both hard and soft materials to provide a multi-functional amenity space.

4.22 Wendle Court: Wendle Court forms the southern building of the Vauxhall Square development. It is located adjacent to Wandsworth Road, to the south of the Cable and Wireless site and has a railway viaduct curving around the east/ south. This building would be part 10, part 21 storeys in height. This building would comprise of an affordable housing block and hostel accommodation.

4.23 The affordable housing block would be to an overall height of 21-storeys. This would provide a total of 94 residential flats which would be a mixture of affordable rent units and shared ownership.

4.24 The proposed hostel block which would be 10-sotreys in height would provide a total of 40 bedrooms. This building would replace Graham House which is currently situated on the site. Some of the bedrooms would be provided with en-suite facilities.

4.25 Both uses would have their own separate access points, neither would be mixed. This would provide clear separation of the uses. The affordable housing block would be accessed from Wandsworth Road with the hostel accommodation accessed from the New Lane. Cycle storage and disabled parking would be provided.

4.26 The two cladding materials for Wendle Court are based on adopting the same

language as other parts of the Vauxhall Square proposals. The elevation of the taller affordable housing block would be formed of reconstituted stone. Although the two uses are differentiated by the elevational treatment the whole building itself is integrated by the consistent window modules and the horizontal reconstituted stone elements.

4.27 Winter gardens for each residential unit provide private amenity space and are predominately located on the corners. Roof terraces are provided at the two upper levels to provide shared amenity space for residents.

4.28 Listed Terrace and Pavilion: The existing six terrace houses, fronting on Wandsworth Road, would be retained. Towards the rear of these buildings there would be children’s playspace and adjacent to this there would be single-storey community pavilion, with the entrance frontage onto Miles Street.

4.29 Landscaping: The proposed development provides a multi-functional central square, which would be designed to cater for a number of uses. This would provide the focal point to the development and provides a link to the Linear Park. Vauxhall Square comprises of two large triangular grassed areas which would provide areas of outdoor amenity space, these areas have been designated as zones by the applicant for “relaxing, meeting, playing and potentially performance and entertainment”.

4.30 The function of the area would provide an integral part of the public realm offer associated with the application. However, the design and access statement has stated that this area would also promote directional movement throughout the site and attract individual to the proposed uses associated with the application. The proposed uses within the square would be cafes, restaurants, offices, shops, cinema and hotel. There would be public realm furniture which would involve the installation of benches and planting of grassed areas, which would provide breakout areas, during the “morning, lunchtime, and afternoon”.

4.31 The surface materials would be varied within the square. The majority of the hardstanding would be paved with brick strips. There would be a diverse planting strategy for the area, which would involve the planting of trees, amenity grass areas and mixed planting beds.

4.32 There would be the planting of eleven replacement trees proposed along Wandsworth Road and on the corner of Wandsworth Road and Parry Street. The tree species would be London Plane. Along Bondway there would be further twelve trees, which would breakup the façade of the two proposed buildings. The proposed trees used here would be Fastigiate Hornbeams. A green wall would be proposed along Bondway on the east ‘open’ elevation of the hotel building adjacent to the basement vehicle ramp at ground floor level.

4.33 Miles Street and Miles Street Square would be a mixture of granite setts along the shared surface area of Miles Street with paving orientation to be directional

with the road. Planting within Miles Street would be a mixture of trees and raised planting beds.

4.34 The proposed New Lane which would be located to the southern part of the site, would have granite setts installed, reflecting the appearance of the railway arches. Due to the use of the area there would be limited planting.

4.35 Children Playspace The play area would provide facilities for children ages 0-4 and 5-11 with suitable seating within the space for parents to overlook the play area. The play area would be defined by a 1.2m balustrade railing. The 0-4 age would be separated from the 5-11 age group.

4.36 The 0-4 play space situated at the Vauxhall Square West play area would have formal play area facility which would involve the installation of pergolas and climbing frames. For the 5-11 age group, the facility provides a water/mist fountain in the southern part of the square. The proposed sloped retaining walls and angled benches would provide raised plinths to walk along and climb over as well as the large areas of grass which offer areas of grass for informal activities such as playing football.

4.37 Transport: A total of 204 parking spaces are proposed in total with 131 spaces allocated for the residential dwellings and the remaining 73 spaces for the commercial uses. The applicant is proposing to fund and include the installation of 2 on-street car club bays on Miles Street as part of the wider public realm works. A total of 1058 cycle spaces are provided within the site for residents and users of the commercial spaces with additional cycle parking to be provided around the site within the public realm to cater for visitors to the site.

4.38 Access to parking and servicing of the development would be mainly from Bondway.

5 Consultations and Responses

5.1 The applicant has submitted a ‘Consultation Statement’ produced by GL Hearn. The report outlines the approach taken to consult different consultees and stakeholders within the local area.

5.2 Consultation initially started in January 2011 where 2604 consultation letters were sent out to local neighbours, numerous site notices were posted in the local area and the application was advertised in the local press. However, the application was amended and the applicant submitted further drawings and supporting documentation. Further site notices and a press advert were posted in relation to the scheme and a further 2604 letters were sent out to residents in the local area.

Internal consultation

5.3 Lambeth Arts: No representations received.

5.4 Lambeth Building Control: No representations received.

5.5 Lambeth Crime Prevention Unit: Comments received raising no objection, subject to conditions being imposed in relation to the proposed development.

5.6 Lambeth Regulatory Services Entertainment: No representations received.

5.7 Lambeth Regulatory Services Noise Pollution: Comments received raising no objection subject to condition being imposed.

5.8 Early Years Development Childcare: No representations received.

5.9 Lambeth Housing: Comments received raising no objection

5.10 Lambeth Implementation Team: Comments received raising no objection

5.11 Lambeth Parks and Open Spaces: No representations received.

5.12 Lambeth Conservation and Design: Comments received raising no objection subject to conditions being imposed.

5.13 Lambeth Planning Policy: Comments received raising no objection.

5.15 Lambeth Sewers Group: No representations received.

5.16 Lambeth Streetcare: Comments received raising no objection subject to conditions being imposed.

5.17 Lambeth Transport and Highways: Comments received raising no objection subject to conditions being imposed.

5.18 Lambeth Arboricultural Officer: Comments received raising no objection subject to conditions being imposed.

5.19 Lambeth Urban Design: Comments received raising no objection subject to conditions being imposed.

External Consultation 5.20 Bus Priority and Traffic Unit: No representations received.

5.21 London Transport Buses: No representations received.

5.22 Transport for London Land Use Planning Team: No representations received.

5.23 Transport for London (TfL) Road Network Development: Comments received

raising no objections subject to conditions being imposed and contributions secured via the Section 106 Agreement.

5.24 London Underground Infrastructure Protection: No representations received.

5.25 Commission for Architecture and the Built Environment (CABE): Comments received stating the following:

• We welcome the removal of Miles Street North from the scheme and the relocation of the children’s playspace to the rear of the listed terrace. However, we think the relocation of Vauxhall Square South and Vauxhall Square East alongside the increase in height of Miles Street South further compromises how functional and comfortable the Miles Street public space will be and we question to what extent this space will be used.

• We welcome the enlargement of the Vauxhall Square and the desire to introduce more greenery into the landscape design.

• The landscape approach for the whole scheme should facilitate a comfortable pedestrian environment to encourage people to linger and include playable space for children’s and amenity space for teenagers.

• The local planning authority should be assured that the scale of the development does not compromise the environmental quality of these space by being windswept and overshadowed.

• The introduction of two three-storey ‘bookend’ buildings to frame the entrance into the development off Wandsworth Road will help make this entrance noticeable gateway, assisting the aspiration to create a strong pedestrian route through the site and deliver activity into Vauxhall Square.

• The ‘bookend’ buildings better integrate the listed terrace into the scheme layout.

• The new pedestrian link is welcomed between Bondway and Vauxhall Square and the introduction of an office entrance off Bondway. However, we are concerned about the dominance of servicing and vehicular access along this street and think the development could contribute more to improve its character.

• The re-alignment of Vauxhall Square North and Vauxhall Square South has strengthened the visual connection between the pedestrian covered passages at the base of these two buildings.

• We like the elegance of the two tall buildings, their materiality and proportions and the tracery form of the elevation.

5.26 Cinema and Theatre Association: No representations received.

5.27 Design for London: No representations received.

5.28 English Heritage: Comments received raising concern that the proposals harm

the setting of the Grade I Listed Royal Festival Hall, Grade II* listed Batersea Power Station, and the Grade I listed registered landscape of Trafalgar Square and as such believe that there is clear and convincing justification for this harm. On this basis the scheme cannot be supported, which has much to admire in terms of its urban design, relationship to the listed terrace and materiality of the medium-rise buildings which reference the industrial heritage of the area. The proposed development should be redesigned so they conform with the guidelines on building heights set out in the VNEBOA Planning Framework.

5.29 English Heritage – Archaeology: Comments received raising no objection, subject to a desk top archaeology assessment as part of the development.

5.30 Natural England: Comments received raising no objection to the proposed amended scheme.

5.31 Greater London Authority (GLA): Comments received requesting further clarifications in relation to the scheme, discussion are ongoing with the applicant, however, officers are generally in support of the application.

5.32 Street Management Area Manager South: No representations received.

5.33 Bus Priority and Traffic Unit: No representations received.

5.34 Network Rail: No representations received.

5.35 Development Control Department Thames Water: No representations received.

5.36 City of Westminster: Acknowledgement from the City of Westminster and have requested that officers update the Council.

5.37 London Borough of Wandsworth: Observations received 1. The Council would like to emphasise the importance of this development's strategic role within the Vauxhall/Nine Elms/Battersea Opportunity Area and the positive partnership of the Strategy Board to achieve the strategic aims. In this respect the Council would emphasise the importance of the need to seek maximum viable tariff rates relative to the affordable housing level proposed. 2. The Council would wish to see a labour clause included in any S106 Agreement to accord with the Strategy Boards proposed Employment pact. 3. The Council is keen that the visual impact of the tall buildings are fully analysed and assessed against the backdrop of approved and emerging schemes in the area. 4. The Council would like to see further consideration of the width of the W entrance to the open space, and for the public square to be contextually reviewed given the significant soft landscaping, generous spaces and openness emerging in the Linear Park to the SW, and the lack of any obvious contribution to humanising the Vauxhall Gyratory.

5.38 L.F.C.D Authority: No representations received.

5.39 Environment Agency: Comments received raising no objection subject to conditions being imposed.

5.40 Kennington Association: No representations received.

5.41 Regents Bridge Gardens Ltd: No representations received.

5.42 Vauxhall Neighbourhood Housing Forum: No representations received.

5.43 The Vauxhall Society: No representations received.

5.44 Ashmole Estate Tenants Association: No representations received.

5.45 Albert Square Residents Association: No representations received.

5.46 Ashmole Tenants Association: No representations received.

5.47 Cambridge and Talbot House Association: No representations received.

5.48 Clapham Society: No representations received.

5.49 Cleaver Square Residents Association: No representations received.

5.50 Dorset Road Community Project: No representations received.

5.51 Friends of the Oval: No representations received.

5.52 Friends of Vauxhall Park: Objection received in relation to the application: Local views and height of buildings The proposal includes two towers of excessive height 168m compared to planning guidance of 150m. This would have been bad enough as originally planned but following a meeting that took place on the 21st June between various people including the Lambeth Planning Officers but excluded all local amenity groups including ourselves, they agreed to make changes. Why weren't the local community consulted as the plans developed on 21 June? Issues like the views and scale of the buildings, are extremely pertinent to the local community, so why is consideration to more distant places like Battersea, being given precedence over the local considerations and why wasn't sufficient weight given in the full analysis to the visual impact on the Park. The South Tower has been moved closer to the Park, the play area further away from the park reducing the natural linkage, they have done away with one part of student accommodation but instead created a much larger building the other side of Miles Street (known as Miles Street South) to accommodate students - this building described as mid-rise is still over 99m and higher than Keybridge House and closer so the visual effect will be a wall much as proposed (and defeated) at Bondway. (P50 is a misleading photo - need comparisons looking other way through park). Quality of open space and in particular play space Then there is the quality of open space being offered. CLS is to be commended for the details they give on planting schemes and clearly have put in a lot of thought. However, the changes have reduced the play area for 0-11 year olds to just 318m2 (on a development of approximately 150,000 m2); and there is no provision for older children on site. Instead there is reliance for some offset by

using the as yet non-existent Linear Park which is intended as a pedestrian and cycle friendly corridor through VNEB not a public park for leisure. In addition, how can they rely on facilities within this park which are not as yet guaranteed? Although the revised designs expand the central square, the play area has been moved and is now a caged enclosure which given the layout will hardly (if ever) get sunlight as it is situated in the south western corner - see shadow diags p112 and 113 + p116 where sketch diagram shows that cafes will need to be based at the far north eastern tip of the diamond shaped Vauxhall Square to have usable outside space for morning coffee/lunch/afternoon tea ie. furthest from the play area. There is intended to be opportunities for informal play around the square on lawns but these lawns are raised and so I am doubtful that parents would leave kids to run around at risk of falling off what is shown in the sketches as at least waist level height and sloped. Certainly no good for football/cricket game. The other open space - Miles Street Square - has also been reduced in size and consists of hard standing with 14 trees mainly cherry and some hornbeam, granite raised planting beds and cycle rack - also unlikely to receive any sunlight given location. The risks to children of suffering ricketts will be increased if this development goes through as scheduled. Future management Also plans for open space including festivals and ice rinks etc. How will this be managed? Will existing Oval residents, many from deprived communities be able to afford the 'events'? Overcrowding We already have a hotel at Kylun, a hotel adjacent to the Station (a travelodge) and the Comfort Inn along South Lambeth - this development will add two more hotels - one a suite hotel. We know of , and welcome, users from the Comfort Inn but all these hotels produce a demand on Park facilities. Setting aside the quality of the space for genuine leisure and the overshadowing preventing exposure for kids to some sunlight, there is ever increasing pressure likely to fall on Vauxhall Park. We already have Downing (at 30-60 South Lambeth Road 500 units in a tower 3m shorter) this will add another 359 student units. The proposals do provide balconies and shared spaces for hotel guests, students and the flats but is not the same as public realm and open space. I still don't have an answer from you as requested about plot ratios but looking at the spatial figures provided it but looks like s maximum of 4.5% shared amenity space (7000 m2 or so against overall size of development). I realise that this figure excludes winter gardens etc which are usually taken into account when talking about plot ratio. Likelihood of increased anti-social behaviour The bid talks about designing out crime yet the local environment is going to be degraded for the sake of students who come from and study outside the

borough. How is the policing of this young population going to be organised? The combination of lots of new bars and students seems like a problem in the making which hasn't been addressed. The Park has already been subject to some anti social behaviour coming out of the night clubs and it is natural chill out zone. What plans are there to address this problem? Where is the local community planning in all of this? At every stage, everyone else apart from the local community is being planned for. Lack of affordable housing Although CLS have done some good things, they seem, along with all the other developers, to be flouting all guidance. An example of this is the ratio of affordable housing. Admittedly things like their ratio of affordable housing are better than others (at 22%) but it's still pretty shocking that 18% below the desired Council policy is considered good. We know from the other planning applications which have gone through that there is already a deficit in what has been allowed so at what point is the 40% going to be achieved. The chosen location for the move of the homeless hostel within this development putting vulnerable people slapped against the railway line must be questioned on ethical grounds. The proposals now before planning are significantly detrimental to our park - a legacy of Octavia Hill, Henry Fawcett and the Kyrle Society. With a few alterations to the design (reducing the height of the main towers in line with planning guidance and in particular a redesign of Miles Street South), with a reconsideration of the play space and a more meaningful contribution from the developer to the long term impacts on Vauxhall Park we would probably have accepted the proposals.

5.53 Fentiman Road, Richborne Terrace and Dorset Road R/A: No representations received.

5.54 Harleyford Court Tenants Association: No representations received.

5.55 Kennington Cross Neighbourhood Association: No representations received.

5.56 Hanover Gardens Association: No representations received.

5.57 Hanover Gardens Residents Association: No representations received.

5.58 Heart of Kennington Residents Association: No representations received.

5.59 Harleyford Road Action Group: No representations received.

5.60 I.M.P.A.C.T.: No representations received.

5.61 Kennington Cross Neighbourhood Association: No representations received.

5.62 Kilner House Residents Association: No representations received.

5.63 Mursell Estate Group: No representations received.

5.64 Central Stockwell Street Residents and Tenants Association: No representations received.

5.65 Crimsworth Thorparch Residents Association: No representations received.

5.66 Hemans Estate Tenants and Residents Association: No representations received.

5.67 Mursell Estate Tenants and Residents Association: No representations received.

5.68 Stockwell Partnership: No representations received.

5.69 Stockwell Park Residents Association: No representations received.

5.70 Studley Estate Tenants and Residents Association: No representations received.

No. of Letters sent

No. of Objections No. in support Comments

2604 32 5 0

Objections: Council’s Response:

Loss of daylight and sunlight to the terrace properties along Wandsworth Road

The applicant has submitted a daylight and sunlight report by GIA, which has been independently assessed by Right to Light Consulting. They have concluded in their report that there would be significant impact to the terrace situated at 101 to 111 Wandsworth Road, however, these properties are dual aspect and the windows to the living rooms face away from the development and therefore will not be affected. Other existing and proposed neighbouring properties would also experience a noticeable impact, although to much lesser degree. The BRE guide states that in an area with modern high rise buildings, a higher degree of obstruction may be unavoidable if new developments are to match the height and proportions of existing buildings. Right to Light are of the opinion in this regard the Vauxhall Square scheme would not conflict with the principles set out in the BRE guide.

Given the scale of the development, the proposed development would impact on the vibrations, both during the building works and on the long-term structure.

The applicant has stated within section 8 of the Environment Statement that the impact of the development during both demolition and construction stage would be negligible subject to appropriate measures being taken during this part of the development. Officers have also imposed conditions

on the application, which would limit such impact to adjoining neighbours. Lambeth Noise and Pollution team have assessed the submitted information and raise no objection to the methodology being proposed.

The noise levels associated with the development would cause disturbance to residents of the listed terrace

Conditions have been imposed to limit the proposed impact the demolition and construction stage would have on the adjoining terrace buildings.

The proposed development appears visually dull – the towers at Vauxhall Square North and South in particular. Uniform square blocks from bottom to top, poor colour palette and nothing to attract the eye.

The application has been subject to extensive pre-application discussions and as officers its is considered that the application being proposed would be an acceptable form of development in terms of its overall massing, bulk and design. Furthermore, the proposed scheme would improve the visual interest of the area together with the VNEB area as a whole. In this instance no objection is raised.

The current development is just Basingstoke. The design is dull and boring

The application has been subject to extensive pre-application discussions and as officers its is considered that the application being proposed would be an acceptable form of development in terms of its overall massing, bulk and design. Furthermore, the proposed scheme would improve the visual interest of the area together with the VNEB area as a whole. In this instance no objection is raised.

The area needs a good secondary school and a community hub.

The application would be securing Section 106 contributions as part of the development and as such these monies would be used to improve or provide further primary and secondary educational places within the local area. In this instance the development would mitigate against this.

Multiplexes don’t have the same appeal, more facilities for a covered market – NOT another Paternoster Square – more shops, more trees, more streams and fountains for children to paddle in.

The proposed scheme would be a mixed used development and the extent of development and uses which could be achieved are limited. However, officers consider that the uses being provided as part of the development would improve the overall basis as the Vauxhall Square being the ‘heart’ of a shopping retail town. Furthermore, the development would be providing extensive community facilities as part of the development. In this instance no objection is raised.

The area is already noisy, the proposed development would worsen the current situation.

The development site forms part of an opportunity area within the VNEB area, which allows high-density development to be provided on such sites. Although there would be an increase in use in the local area, it is envisaged that these uses would not worsen the current situation and given that the site is an

opportunity area within Vauxhall, such development would be acceptable.

The tall buildings would ruin the skyline and take away the sunlight and daylight.

The proposed site is designated as an area for tall buildings which forms a policy basis within the VNEB OAPF. In this regard the proposed two towers would be acceptable. Furthermore, the application has been independently assessed by Right to Light consulting and it considers that the application would comply with the guidance set out within the BRE Daylight and Sunlight document.

Scale and height of the building. Damage to the conservation area and designated heritage assets.

The applicant has received extensive pre-application advice in relation to the proposed development. Officers endorse the proposed scale and height of building being proposed and as such the development would not impact on conservation areas nor would they damage designated heritage assets.

The proposed parking levels. The development should be car free.

The proposed level of parking has been assessed both by Lambeth Transport and TfL. Both consultees raise no objection to the level of parking being proposed and as a result would be policy compliant for this scale of development.

The student accommodation would add to an overconcentration already being proposed in the area.

The proposed development would provide extensive mitigation measure in the form of Section 106 contributions and DIFS. In this regard, officers consider that these contributions would mitigate against such impact from occurring and worsening the current situation.

The existing environment is terrible and the proposed development should pay for improvements outside the site.

The proposed development would provide extensive mitigation measures in the form of Section 106 contributions and payment DIFS. In this regard, officers consider that these contributions would mitigate against such impact from occurring and worsening the current situation.

The proposed development would impact on the quality of open space and in particular play space.

The proposed development would be a sufficient amount of open space in excess of local and London Plan policy standards. Furthermore, the amount of children playspace would be policy requirement. The applicant has stated that a contribution would be made towards playspace being provided within Vauxhall Park for children aged over 12 years. In this instance officers raise no objection.

The height of the towers would impact on local views. The height of the towers are

VNEB OAPF states that tall buildings should be in the region of 150m in height which would form part of an emerging cluster at Vauxhall. Key principles include the

excessive in terms of the planning guidance of 150m.

support of an emerging tall buildings cluster at Vauxhall within the Central Activities Zone. The proposed two towers would be 168m in height. Regard has been given to the potential impact the development would have to the local area together with strategic views. Officers have assessed the development against other schemes which have been approved in the local area such as market towers (199m) and the St George Wharf Tower (180m). The proposed development would be below these heights and would have less of an impact in the local area and strategic views. Furthermore, given this officers consider that although the height of the towers would exceed the guidance, the potential impact would be limited and as such not objection is raised.

There has been a lack of consultation on the proposed development.

The applicant has undertaken extensive consultation in relation to the proposed application. Furthermore, Lambeth Planning have carried out further extensive consultation on the proposed development when the application was initially submitted and amended through sending out letters, posting site notice and advertising the application in the local press. In this instance no objection is raised.

Overcrowding of the local area. Is there going to be a contribution towards Vauxhall Park by CLS Holdings due to the increase of users to the local area.

The applicant would be contributing as part of the DIFS tariff for the local area and in this instance a contribution would be secured for Vauxhall Park.

Likelihood of increased anti-social behaviour.

The application has been through extensive pre-application discussions with the Lambeth Crime Prevention team and officers consider that sufficient measures have been outlined to mitigate against anti-social behaviour from occurring. Furthermore, conditions would be imposed to mitigate against this.

Lack of affordable housing as part of the development.

The proposed development would provide a minimum amount of 20% affordable housing which would be in the form of affordable rent and shared ownership. Given the added benefits the proposed development brings, this would be the most viable percentage of affordable housing the development could bring on a site which has so many constraints in delivering a scheme of this nature. A review mechanism of the affordable housing has been secured as part of the development.

The proposed location of the hostel adjacent to the railway line should be questioned on ethical grounds.

The proposed location of the hostel accommodation as outlined within the application would be an improvement to the current environment the building is currently located in. Officer fully support and endorse the new location of the hostel and as such no objection is raised.

Gross overdevelopment of the site.

Given that the development site is an opportunity area, the proposed development is considered to be acceptable in the current form.

Traffic generation in the area Officers acknowledge that there would be an increase in traffic generation as part of the development. However, these elements have been assessed by both Lambeth Transport and TfL, raising no objection to the development.

Destroying existing offices and industry

The proposed development would provide socio-economic benefits through the introduction of the uses as part of the development. The scheme would provide significant uplift in uses which would benefit the local Vauxhall area together with the VNEB area. Furthermore, given that the area is a opportunity area, highlighted in the VNEB OAPF, officers fully support the development as the scheme would improve the current offices and industry in the area.

Layout and density of the buildings on the site

Given that the development site is an opportunity area, the proposed development is considered to be acceptable in the current form.

Effect of the proposed development on the listed buildings and conservation areas.

Officers have assessed the setting of the adjoining listed buildings on Wandsworth Road and it is considered that the development would be significantly changed by this redevelopment. This is inevitable given that Vauxhall is identified as suitable for tall buildings. The new development would be in stark contrast to the listed buildings but officers do not consider the impact to be harmful. The introduction of the ‘book end’ building means that the listed terrace would read much more as part of the scheme as a whole. The applicant has assessed the scheme within the townscape view impact assessment for the development and in the rounds the development would have a low impact of the setting of conservation area and therefore there is no adverse impact. In this instance the proposed scheme would comply with policy 47 of the Saved Unitary Development and policy S9 of the Core Strategy.

The proposed development would not create jobs in the local area. The uses being

The proposed development would provide a significant uplift in jobs as part of the office accommodation. The application would also create extensive amount of retail

proposed are menial and on this basis the creation of jobs would be minimal.

accommodation on the ground floor.

The towers would overshadow Vauxhall Park.

The daylight and sunlight report produced by GIA states that there would be minimal impact to Vauxhall Park. This has been independently assessed by Right to Light Consulting, who agree with the submitted figures.

The cinema would close due to there being a lack in demand.

This is not a planning consideration.

The proposed retail would be bland and corporate.

This is not a planning consideration.

Environmental concerns, causing there to be a shortage of water.

A condition has been imposed to mitigate against such impact.

The proposed development would give rise wind problems in the area, caused by the development.

The applicant has submitted an Environmental Statement which has been produced by GL Hearn. The Wind Microclimate chapter has been produced by the Building Research Establishment (BRE). A detailed assessment of the wind conditions has been undertaken, and concluded that the proposed development will provide an environment that will be suitable for Strolling and Business walking at all locations throughout the year. The report states that the measurements of the wind microclimate around the Vauxhall Square site show that all locations around the proposed development and in the immediate surrounding area would be suitable for both business walking, strolling in every season and also for the whole year.

There would be overlooking of the development to the listed terrace.

The proposed south tower would be situated between 15m to 25.5m as the tower splays away from the rear elevation of these buildings. Floors 1-9 would accommodate a suite hotel which would comprise 123 suites. The residential use would be situated on floors 10-50 accommodating 210 residential units. Officers consider that there would be sufficient separation distance of this tower from the residential terrace properties on Wandsworth Road and given that the tower would be angled, there would be not direct overlooking between these building .

Loss of aspect This not a planning consideration. Officers do not consider that the scheme would result in a undue sense

of enclosure.

Increased heavy traffic and safety hazard

Officers acknowledge that there would be an increase in traffic generation as part of the development. However, these elements have been assessed by both Lambeth Transport and TfL, raising no objection to the development.

6 Planning Policy Considerations

6.1 On 27th March 2012, the Government published the National Planning Policy

Framework (NPPF). This document had the immediate effect of replacing various documents including, amongst other documents, PPS1, PPS3, PPS4, PPS5, PPS12, PPG13, PPG17 and Circular 05/2005: Planning Obligations.

6.2 The NPPF sets out the Government’s planning policies for England and how these are expected to be applied. It reinforces the Development Plan led system and does not change the statutory status of the development plan as the starting point for decision making. The NPPF states that the National Planning Policy Framework must be taken into account in the preparation of local and neighbourhood plans, and is a material consideration in planning decisions. Moreover, it sets out that in assessing and determining development proposals, local planning authorities should apply the presumption in favour of sustainable development.

6.3 The applicant’s planning consultants have submitted a statement confirming how this application meets the aspirations of the NPPF.

The London Plan 2011

6.4 The London Plan was published in July 2011 and replaces the previous versions which were adopted in February 2004 and updated in February 2008. The London Plan is the Mayor’s development strategy for Greater London and provides strategic planning guidance for development and use of land and buildings within the London region.

6.5 The London Plan is the overall strategic plan for London, and it sets out a fully integrated economic, environmental, transport and social framework for the development of the capital over the next 20-25 years. It forms part of the development plan for Greater London. All Borough plan policies are required to be in general conformity with the London Plan policies

6.6 The key policies of the plan considered relevant in this case are: Policy 1.1 Delivering the strategic vision and objectives for London Policy 2.9 Inner London Policy 2.10 Central Activities Zone – strategic priorities Policy 2.11 Central Activities Zone – strategic functions Policy 2.12 Central Activities Zone – predominantly local activities Policy 2.13 Opportunity areas and intensification areas

Policy 3.1 Ensuring equal life chances for all Policy 3.2 Improving health and addressing health inequalities Policy 3.8 Housing choice Policy 3.16 Protection and enhancement of social infrastructure Policy 4.1 Developing London’s economy Policy 4.2 Offices Policy 4.3 Mixed use development and offices Policy 4.7 Retail and town centre development Policy 4.8 Supporting a successful and diverse retail sector Policy 4.12 Improving opportunities for all Policy 5.1 Climate change mitigation 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 5.8 Innovative energy technologies Policy 5.9 Overheating and cooling Policy 5.10 Urban greening Policy 5.11 Green roofs and development site environs Policy 5.12 Flood risk management Policy 5.13 Sustainable drainage Policy 5.14 Water quality and wastewater infrastructure Policy 5.15 Water use and supplies Policy 5.16 Waste self-sufficiency Policy 5.21 Contaminated land Policy 6.1 Strategic approach Policy 6.2 Providing public transport capacity and safeguarding land for

transport Policy 6.3 Assessing effects of development on transport capacity Policy 6.4 Enhancing London’s transport connectivity Policy 6.5 Funding Crossrail and other strategically important transport

infrastructure Policy 6.7 Better streets and surface transport Policy 6.9 Cycling Policy 6.10 Walking Policy 6.11 Smoothing traffic flow and tackling congestion Policy 6.12 Road network capacity 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 7.7 Location and design of tall and large buildings Policy 7.8 Heritage assets and archaeology Policy 7.10 World Heritage Sites Policy 7.11 London View Management Framework Policy 7.12 Implementing the London View Management Framework Policy 7.14 Improving air quality

Policy 7.15 Reducing noise and enhancing soundscapes Policy 7.18 Protecting local open space and addressing local deficiency Policy 7.19 Biodiversity and access to nature Policy 7.29 The River Thames Policy 8.2 Planning obligations Policy 8.3 Community Infrastructure Levy

6.7 Lambeth’s Local Development Framework Core Strategy. The Core Strategy was adopted by the council on 19 January 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 S3 – Economic Development Policy S4 – Transport Policy S5 – Open Space Policy S6 – Flood Risk Policy S7 – Sustainable Design and Construction Policy S8 – Sustainable Waste Management Policy S9 – Quality of the Built Environment Policy S10 – Planning Obligations Policy PN2 – Vauxhall

6.8 London Borough of Lambeth Unitary Development Plan (2007): ‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’ Policy 7 Protection of Residential Amenity; Policy 9 Transport Impact; Policy 14 Parking and Traffic Restraint; Policy 19 Active Frontage Uses; Policy 21 Location and Loss of Offices Policy 23 Protection and Location of Other Employment Uses; Policy 26 Community Facilities; Policy 29 The Evening and Late Night Economy, Food and Drink and

Amusement Centre Uses; Policy 30 Arts and Culture; 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 37 Shopfronts and Advertisements; Policy 38 Design in Existing Residential/Mixed Use Areas; Policy 39 Streetscape, Landscape and Public Realm Design; Policy 40 Tall Buildings; Policy 41 Views; Policy 43 The River Thames Policy Area – Urban Design; Policy 45 Listed Buildings; Policy 47 Conservation Areas;

Policy 50 Open Space and Sports Facilities;

6.9 Regional Guidance:

• London Plan Housing SPG

• London Plan Providing for Children and Young People’s Play and Informal Recreation

• London Plan World Heritage Sites SPG

• London Plan London View Management Framework (LVMF) SPG

• London Plan Sustainable Design and Construction SPG

• London Plan Mayoral Community Infrastructure Levy (CIL) SPG

• London Plan Cross-Rail SPG

• London Plan Planning and Access for Disabled People: a good practice guide (ODPM)

• London Plan the Mayors Ambient Noise Strategy

• London Waterloo Opportunity Planning Framework (OAPF)

• British Research Establishment (BRE) Handbook Site Layout Planning for Daylight and Sunlight 2011: A Guide to Good Practice.

6.10 Vauxhall Nine Elms Battersea Opportunity Area Policy Framework

(VNEBOAPF): In March 2012, the Mayor adopted a planning framework for the Vauxhall Nine Elms Battersea Opportunity Area (VNEB). It is Supplementary Planning Guidance to the London Plan. The framework has been produced in collaboration with Lambeth and Wandsworth Councils, as well as TfL and English Heritage. The framework sets out an ambition for around 16,000 new homes and a range of 20,000 - 25,000 jobs. It contains proposals for an extension to the Northern Line from Kennington to Battersea via Nine Elms; a new linear park connecting Vauxhall to Battersea Power Station; a tall buildings strategy which supports an emerging cluster at Vauxhall within the parameters of the London Views Management Framework. It promotes the creation of a Combined Cooling and Heat Power network. Additionally, a Development Infrastructure Funding Study has been undertaken which informed the advancement of a Section106 tariff to fund the full range of infrastructure required to support new development in the Opportunity Area. Various proposals already have planning permission or are in the planning process. A Strategy Board, comprising representatives from the GLA, Lambeth and Wandsworth Councils and other stakeholders, has been established to guide development in the area.

6.11 Local Guidance: The council has adopted the following Supplementary Planning Documents, which are relevant:

• SPD: Safer Built Environments

• SPD: Sustainable Design and Construction

• SPD: S106 Planning Obligations

• SPD: Housing Development and House Conversions

• Draft Vauxhall SPD

7 Land Use and Principle of Change of Use

7.1 As stated above, the VNEB OAPF sets out an ambition for around 16,000 new homes and a range of 20,000 - 25,0000 jobs. It also contains proposals for an extension to the Northern Line from Kennington to Battersea via Nine Elms and amongst other issues supports a tall buildings strategy with an emerging cluster at Vauxhall (within the parameters of the London Views Management Framework). The Council’s draft Vauxhall SPD identifies the site as being within the South East Regeneration Arc within which are key opportunity sites that could be brought forward to secure further intensification on the Wandsworth Road. Redevelopment of such sites should be a mixed use development providing residential and retail uses whilst protecting existing employment floorspace.

7.2 Core Strategy Policy PN2 Vauxhall states that the council will “support mixed use development at Vauxhall for employment use, housing, retail, hotel, student accommodation, leisure, entertainment and other commercial and community uses in line with its Central Activities Zone designation and as part of the wider London Plan Vauxhall/Nine Elms/Battersea Opportunity Area, to develop a distinct heart, recognisable sense of place and definite identity with distinct quarters to achieve a sustainable and vibrant urban area and to fulfil its role as a coherent centre, as well as linking with and benefiting adjoining areas and their communities. Overall, development will be supported to provide at least 3,500 new homes and 8,000 jobs in the Vauxhall area and appropriate community and public transport infrastructure improvements will be sought.” Section (a) of the policy seeks active ground floor frontages in development throughout the Vauxhall area and promotes a focus of new retail uses around the transport interchange to create a district centre. Section (f) specifically relates to the Vauxhall Heart area, in which this site is located, and supports “opportunities for the development of a cluster of high quality tall buildings for a mix of uses including residential, retail, business, other commercial and community uses at Vauxhall Heart which could extend into Wandsworth, focused on the transport interchange at Vauxhall Cross with connections to the Nine Elms area and residential hinterland and new pedestrian linkages through the railway viaduct”.

7.3 The London Plan 2011 Policy 2.10 sets out the strategic priorities for the CAZ. It states that the Mayor, boroughs and strategic partners should “enhance and promote the unique international, national and London-wide roles of the CAZ, supporting the distinct offer of the Zone based on a rich mix of local as well as strategic uses and forming the globally iconic core of one of the world’s most attractive and competitive business locations”. Further detail is included in this policy and in policies 2.11 and 2.12. Policy 2.13 sets out the approach to Opportunity Areas. Overall the mix of uses proposed is considered acceptable.

7.4 Retail

7.5 The application proposes approximately 3119sqm of retail space. The

proposed uses would be use classes A1 to A5. It is recognised that the emerging policy position is to provide a new district centre at the ‘Heart of Vauxhall’ (Principle 2, draft Vauxhall SPD), which will encourage a range of retail units, and for consideration to be given to ‘meanwhile uses’ to reduce ground floor vacancies. The draft Vauxhall SPD supports and builds on the principle of the creation of a district centre and new ‘high street’ for Vauxhall. Overall, officers welcome the contribution the proposal would make to the creation of a new district centre. However, concern has been raised regarding the future pedestrian flows along Wandsworth Road. It was thought that this might be limited which could cause some of the retail units to remain vacant, and there should be a strategy for ‘meanwhile’ uses within the retail units on site.

7.5 It should be noted that the scheme would not be completed for a further five

years, during which time the urban environment around Vauxhall would significantly change, especially when taking account of recent planning permissions for the Island Site and Market Towers. Therefore, officers are of the view that Wandsworth Road would be significantly different and would form a vibrant urban street in the future, particularly when the new US Embassy is completed which alone will increase pedestrian flows by an anticipated 1,000+ people per day. In addition, the other development sites in the area such as One Nine Elms and the new Sainsbury’s store would also draw pedestrian movement along Wandsworth Road. Therefore, it is highly unlikely that the proposed retail units would remain vacant, however as the Council’s strategy for meanwhile uses evolves the applicant has stated that they are satisfied to collaborate on this issue to ensure that these units remain occupied and contributing to the creation of a vibrant district centre.

7.6 The thrust of policy is clearly supportive of the development of a new district

centre at Vauxhall. The town centre components of the application proposals would provide the level of local services expected, primarily catering for the needs of local residents and workers but also filling a strategic gap in the hierarchy of centres as new CAZ frontage within a district centre. The town centre uses are integrated into a mixed-use scheme at lower storeys to provide active frontage around a new public square. In this regard, the proposals fulfil the objectives of the London Plan, the Core Strategy and the VNEBOAPF, as well as the revised draft Vauxhall SPD.

7.7 Core Strategy Policy S3 (d) supports the vitality and viability of Lambeth’s hierarchy of major, district and local centres, including the London Plan Opportunity Areas, for retail, service, leisure, recreation and other appropriate uses. The proposed retail and leisure uses are welcomed in this context as they would provide active ground floor uses and services for the existing and future communities of Vauxhall, helping to contribute to the creation of a destination and sense of place.

7.8 Offices

7.9 The existing site currently provides a total of 680 jobs. The application proposes a total floorspace of 22, 732sqm B1 office accommodation which would be situated within Vauxhall Square West and Vauxhall Square East. The proposed use would create a total of 1610 jobs.

7.10 Core Strategy Policy S3 (f) supports the location of, and investment in, major office developments (over 1,000 m2) in the CAZ and London Plan Opportunity Areas.

7.11 Saved UDP Policy 23 supports the implementation of Core Strategy policy. It safeguards floorspace in B class use outside of Key Industrial and Business Areas but allows, in section (b) (iii), that “exceptionally, where a scheme has substantial other planning benefits and where development of part of a site is compensated by, for example, increasing the amount of employment on the remainder and/or providing modern small business units. The scheme should include the maximum feasible proportion of employment floorspace.”

7.12 The development would provide a significant quantity of purpose built, new B1 office accommodation in place of outdated office and light industrial space. The overall level of employment (number of jobs) made available in the new B1 floorspace would be higher than that in the existing accommodation. Other uses on the site (retail, leisure, hotel) would also generate employment. Given the wider mix of uses proposed in this scheme and their potential contribution to the regeneration of Vauxhall, there is no policy concern in relation to the proposed B1 office floorspace. The provision of new office accommodation as part of a mixed use scheme is supported.

7.13 The applicant has provided assurances that the development would support a total of 78 apprentices (starts/existing/completion) in line with the National Skills Academy for Construction Benchmark. This equates to 7.8% of the average annual operatives on-site. Furthermore, the applicant has agreed to provide a payment of £75,000 towards local training in construction.

7.14 The applicant agrees to develop a jobs and training strategy with officers as the Council develop their “Lambeth Working” strategy. As a minimum the jobs and training strategy proposes: - a single contact for all training and employment opportunities - all job opportunities to be advertised with the local Lambeth Job Centre Plus

as least 96 hours prior to general release - confirmation that the applicant would work with the council to maximise

business, employment and training opportunities for local people and businesses

- a reporting regime to monitor the success of the jobs and training strategy. Officers fully support the proposed training and apprenticeship opportunities the development would bring as part of the development. Furthermore, officers welcome the significant in jobs the office would bring to the local area, which would improve the socio-economic opportunities to local businesses in Vauxhall. This is fully supported and provides a regenerative benefit of the scheme.

7.15 Affordable Housing:

7.16 The London Plan Policy 3.12 requires borough councils to seek maximum reasonable amount of affordable housing when negotiating on individual private residential and mixed-use schemes. Policy S2, part c, at least 50% of housing should be affordable where public subsidy is available or 40% without public subsidy, subject to housing priorities. Policy 16 of the UDP sets out that a range of unit sizes of affordable housing should be provided, having regard to local circumstances, site characteristics and the aims of the borough’s annual housing strategy. It goes on to set out the presumption that affordable housing should be provided on site. Policies further state that there should be a tenure mix of 70% socially rented units and 30% intermediate.

7.17 Policy 3.12 of the London Plan urges local authorities to take account of economic viability when estimating the appropriate amount of affordable housing provision. This is also supported by Lambeth’s Core Strategy Policy S2 (c) where relevant, to independently validate evidence of viability. The proposal originally incorporated 94 affordable housing units equating to 15 %. This was below the 40% affordable housing requirement sought under policy S2 of the Council’s Core Strategy. Through negotiations this was increased to 21.2%. Further justification of the quantum of residential floorspace was sought to demonstrate that the maximum viable amount was being provided. The applicant submitted a viability report produced by GL Hearn on the amended proposal. This document has been independently assessed by BNP Paribas.

7.18 BNP Paribas concluded that the proposed development would ascertain an overall profit of 5.435% on cost or 5.04% on Gross Development Value (GDV). Therefore the development is currently in deficit and substantial market improvement would be required to allow any surplus to be generated. As such the proposed development is unable to provide any additional affordable housing above the 21.2% being proposed by the applicant.

7.19 The original submitted scheme proposed 94 affordable housing units equating to 15%. After extensive negotiations with the applicant this has been increased to 110 units. The guaranteed on-site affordable housing element of the scheme therefore now comprises 21.2% by unit number with a tenure split of 58%/ 42% for affordable rent/ shared ownership by unit. Although the proposed quantum falls below the policy requirement of 40%, regard should be given to the viability of the scheme, which has been independently verified. In this regard the proposed quantum of affordable units is supported by officers.

7.20 The proposed mix of the affordable units are outlined in the table below:

Unit Total Percentage mix

1bed 26 24%

2bed 50 45%

3bed 34 31%

Total 110 100%

The application proposes some of the shared ownership units within the

proposed North Tower (located at floors ten and eleven), which would have a mix of 16x1 bed units and within Wendle Court (six remaining floors). The affordability range of these units would be £64,300 (or £77,200 for 3 bed+ units). Lambeth Housing have assessed the affordability levels and they consider this to be acceptable and they acknowledge due to the high build cost of the development, these levels of earnings are to be expected. Furthermore, development is in accordance with the GLA’s affordability level. The remaining units would be provided within the proposed Wendle Court block.

7.21 The first fourteen floors of the new block would be for affordable rent tenure, The affordable housing block at Wendle Court would have a single core, with three lifts servicing all floors. This would equate to a total of 94 affordable rent units. The proposed mix would be 10x1 bed units, 50x2 bed units and 34x3 bed units. The proposed mix of units would provide a sufficient level of family accommodation, catering for different housing needs within the borough. Officers welcome the proposed mix of units. The submitted planning statement states that access restriction to the shared ownership floors to leaseholders and their visitors are possible. This has been assessed by both by officers and registered providers and this approach is considered to be acceptable.

7.22 The proposed size of the units would all comply with the standards set out within the SPD for Housing Development and House Conversions. The proposed units would have there own outdoor amenity space which would be in the form of winter gardens which would be 5sqm, which is considered to be acceptable given that the overall amount of shared amenity would comply with Council standards. All the units would comply with Lifetime Homes and 10% of the units would be wheelchair accessible. All the residential flats would have a minimum floor to ceiling height of at least 2.3m.

7.23 The applicant has submitted a daylight and sunlight report which has been independently assessed by Right to Light Consulting. Some of the rooms in the affordable housing block and hostel do fall short of the ADF recommendations. This represents a fairly small proportion of the rooms in the scheme as a whole which may be an unavoidable consequence of the design. Equally, it may be possible to improve internal daylight levels with relatively minor changes to the design – such as increasing window sizes or adjustments to the room layouts. Officers are supporting appropriate conditions.

7.24 The applicant has agreed to a viability review mechanism as part of the Section 106 Agreement which would consider market changes. This may enable further contributions to be secured to enable further affordable housing to be provided.

7.25 Hostel Accommodation and Relationship with Wendle Court

7.26 Core Strategy Policy S2 (f) provides strategic support for specific types of accommodation such as student, hostel and other forms of specialist housing. The site currently accommodates a 50 bedroom hostel as part of the development. The proposal retains a 40 bedroom hostel as part of the application which would be erected adjacently to the affordable housing block. The scheme will be re-providing the hostel on site, which is recognised as an important facility within this area, and the Lambeth Commissioning team and

hostel provider have confirmed that this facility is required to be provided within this location. Furthermore, officers support the re-provision of the hostel on the site.

7.27 The applicant have liaised with officers, undertaken extensive advice in the relationship the proposed hostel and potential impact it may have upon the affordable housing block. The proposed ground floor layout of the hostel being proposed would improve surveillance of the hostel entrance whilst maintaining separation between the two uses. In summary, the hostel entrance has been relocated to the southern end of the building, and with Thames Reach’s input, the ground floor layout has been re-worked to move the residential entrance to the north west corner on Wandsworth Road to provide clear separation between the two uses. The hostel is entered on the south west corner under cover of the 6m high building overhang, with 24 hour manned front of house office spaces providing clear observation and management of the entrance area. Hostel residents then have access through to a shared lounge area in the centre of the plan, with access to a walled outside garden space. A further back office and medical room provide treatment facilities/close observation of any incoming vulnerable new residents. Lift and staircase access is provided to the upper levels from the lounge

7.28 The residential entrance has a front door in the top left corner of the building from Wandsworth Road. This provides a clear and transparent street address and entrance lobby for the building for visitors/deliveries as well as residents. The lane to the north of the building would now become a gated landscaped residents passage/garden area providing contained access to disabled parking, bicycles and bins for the residents and a further door directly into the residential lobby. It is now envisaged that this area would be gated at all times and for the benefit of the residents. This approach is supported by officers.

7.29 The proposals also show 'New Lane' as being managed through the use of gates at the Miles Street and Wandsworth Road ends but, as the area becomes regenerated, it is the intention that it would be possible to open this route during the day time for cyclists and pedestrians linking and extending Bondway through to Wandsworth Road along the viaduct. The applicant has also discussed the ongoing management of the hostel at length with Thames Reach, and the wider area, and it has been confirmed that the revised layout would significantly improve their ability to manage the facility and provide a better environment for rehabilitating residents. It should be noted that Thames Reach are the hostel provider and they have written to the applicant on the 8th December fully supporting the scheme and the ongoing management of the new hostel. Officers are satisfied with this approach and conditions have been imposed to facilitate the joint working of the uses along this part of Wandsworth Road. A condition has been imposed restricting future change of uses of the premises.

7.30 Private Residential Units

7.31 The proposal provides a total of 410 private residential units which would be housed in the North and South towers of the development. The proposed mix of units are outlined in the table below:

Unit Total Percentage mix

Studio 24 6%

1bed

1person

16 4%

1bed

2person

154 37%

2bed 160 39%

3bed 56 14%

Total 410 100%

7.32 Following concern from the GLA in regard to the number of studio units within the development the applicant has reduced the overall number to 6%. This is considered to be acceptable. Having assessed the unit sizes of the development against the SPD for Housing Development and House Conversions, the scheme would comply with the space standards set out within this document. In relation to wheelchair accessibility the development would comply with minimum 10% provision in accordance with the Lifetime Homes Standard. A condition has been imposed to this effect.

7.33 All the rooms would receive natural ventilation. The outdoor amenity space would be provided in the form of winter gardens. The overall areas for the winter gardens would be 5sqm minimum, this is depending on the requisite size of the residential units. It should be noted that the studio flats would not have their own outdoor amenity as this is not a requirement in the London Plan standard and furthermore the communal amenity space would compensate for this. This would also satisfy the space standards for outdoor amenity space within the SPD for Housing Development and House Conversions. All the residential flats would have minimum floor to ceiling height of at least 2.3m. The applicant has submitted a daylight and sunlight report which has been independently assessed by Right to Light Consulting. The analysis of the results concluded that the results would be acceptable in terms of daylight and sunlight levels of the residential units. Overall, a high standard of residential accommodation is envisaged.

7.34 Hotel

7.35 Core Strategy Policy S3(f) supports the location of large hotels and apart-hotels in the CAZ and the London Plan Opportunity Area. London Plan Policy 4.5 requires planning decisions to ensure that 10% percent of hotel bedrooms are wheelchair accessible.

7.36 The scheme proposes a mid-range 278 bedroom hotel. At this stage in the process an end operator has not been secured for this hotel. It is anticipated that a number of operators would be targeted. Once planning permission has been obtained a hotel operator would be selected. In addition to this hotel, a further 123 room Suite Hotel would be provided within Vauxhall Square South, on floors 1-9. The suite hotel would provide more up-market accommodation for longer term visits catering for anticipated demand from the new commercial occupiers, and the American Embassy.

7.37 Officers consider that both the hotel and suite-hotels to be acceptable in land

use grounds. In order to ensure that the suite hotel is not being used as a permanent residence, the Section 106 Agreement will ensure that occupation of individual suites do not exceed 90 days or less. This will also prevent the suite hotel from being converted to residential use without the granting of a separate planning permission by the Council. A condition has been imposed requesting that 10% of the hotel use is accessible by wheelchair uses and that a accessibility management is plan is submitted.

7.38 Student Accommodation

7.39 Core Strategy Policy S2 (f) provide strategic support for specific types of accommodation such as student, hostel and other forms of specialist housing.

7.40 The application proposes 359 rooms in total. There are no room size or amenity space standards currently in place for student accommodation. The typical bedroom sizes for this development would be 18.26sqm of net internal area (including a built in storage cupboard and en-suite bathroom). The larger premium rooms would be 21.84sqm and the fully accessible bedroom suites would measure 34.86sqm. In addition to communal lounges and kitchens included in each of the cluster arrangements, the building would also provide larger communal areas such as shared IT and study suites, large open lounges and game rooms and fully accessible external terraces.

7.41 There are no policy requirements or guidelines for the provision of amenity space for student accommodation. However, the overall scheme would provide extensive public realm, which would create suitable spaces for local students to enjoy outdoor space.

7.42 London Plan Policy 3.8 states that planning decisions should ensure that strategic and local requirements for student housing meeting a demonstrable need are addressed, without compromising capacity for conventional homes. Paragraph 3.53 adds that student accommodation should be secured by planning agreement or condition relating to the use of land or its occupation by members of specified educational institutions. If accommodation is not robustly secured for students, it will normally be subject to the requirements for affordable housing policy.

7.43 The proposed student rooms are supported in principle on the basis that this is an appropriate location for student accommodation, identified in the Core Strategy Policy PN2 and with excellent public transport accessibility. The student accommodation is proposed as part of a mixed use scheme that would also provide a considerable net increase in conventional housing supply.

7.44 The Section 106 would include a clause securing the use in perpetuity meeting a key planning policy requirement, which removes the requirement for an affordable housing provision under the requirements of the London Plan Policy.

7.45 Community Uses/ Cinema:

London Plan policy 4.6 supports the enhancement of arts, culture, sport and entertainment provision with the aim of indentifying, managing and co-ordinating strategic and more local clusters of evening and night time entertainment activities to:

• Address need;

• Provide public transport, policing;

• Environmental services and

• Seek to enhance the economic contribution and community role of arts, cultural, professional sporting and entertainment facilities.

7.46 Policy 26 of the Saved Unitary Development Plan states that the provision of

community facilities would be supported and promoted, including in location with good access to public transport accessibility.

7.47 The application proposes a new cinema which would be accessible and affordable to the general public. The applicant has stated that the proposed cinema would be operated similar to the Brixton Ritzy rather than a mainstream multiplex branded cinema. Furthermore, they state that the cinema would provide an important contribution to the overall mix of uses in the scheme, helping to support the night time economy and restaurant and retail uses, as well as making significant contribution to the creation of the new District Centre.

7.48 The applicant has stated within the planning statement that the cinema would not be operated by a ‘major’ multiplex operator. However discussions are currently underway with a number of prospect operators. Officers welcome the provision of the cinema within the current location as this would provide a facility which would benefit the wider Vauxhall area. In this instance no objection is raised.

7.49 The scheme proposes community uses within the development. Within each of the proposed new residential towers a double-height space occupying one whole floor would be provided to residents. The applicant has stated that these areas could be used a mix facilities such as residents club, soft play area, games room and community event/ meeting spaces depending on the requirement of residents. Further community space would be provided along Miles Street adjacent to the proposed pavilion.

7.50 Amenity and Playspace

7.51 The applicant has submitted an Amenity and Play Space Strategy which has been prepared by GL Hearn on behalf of Vauxhall Square limited.

7.52 Policy S5 (Open Space) states that the Council will meet requirements for open space by:

(a) Protecting and maintaining existing open spaces and their function. (b) Increase in the quantity of open space which will be sought, where

possible, through major development sites and other opportunities. (c) Improving quality of and access to existing open space, where

appropriate in major development sites and other opportunities.

7.53 Policy 50 of the Saved UDP seeks to protect open spaces in the borough.

Policy 50(c) states that the creation of new open spaces, urban “greening” initiatives and the linking and improvement of open spaces will be supported, especially in areas deficient in these features.

7.54 Vauxhall Square North In the residential towers, the majority of the units would have an enclosed private balcony with a minimum 5sqm in accordance with Lambeth’s design guidance. There are four penthouses in each tower which have a total of 235sqm of private roof terrace. There would be multi-functional community rooms within Vauxhall Square North (326sqm) and Vauxhall Square South (450sqm), that would provide meeting spaces for residents to use. Where the units do not have immediate private amenity space, this has been balanced with the maximum 10sqm of shared amenity space for these units. These are provided within the shared community rooms/ amenity space.

7.55 From assessing the Amenity and Play Space Strategy, Vauxhall Square North would be mostly policy compliant, in that the total private amenity space provided in Vauxhall Square North is 1,244sqm against a policy requirement 1,253sqm. The slight shortfall has occurred due to there being no requirement within the London Design Guidance to provide private amenity space for the studio units. Officers acknowledge this and consider the scheme to be compliant in the spirit of the policy.

7.56 Vauxhall Square South A total of 211 units would be created within this tower. Again a total area of 235sqm would be created for the four penthouse apartments which would be situated at the upper levels. This tower would provide private amenity space for all the units (accept studios) within this tower, equating to 1227sqm, this is against a policy requirement of 1237sqm. The slight shortfall here is due to no amenity space being provided for the studio flats. Once again where the slight shortfall has occurred, there would be a shared amenity area equating to 450sqm, which would be accessible to all users within the south tower.

7.57 Wendle Court Wendle Court provides housing units and a 40 bedroom replacement hostel within the Vauxhall Square scheme. Wendle Court would both meet and exceed the private amenity space requirement set out by Lambeth and the GLA. Overall, there has been an extra 102sqm of private amenity space provided in Wendle Court. It should be noted here that both the two and three bed units exceed the private amenity space requirements.

7.58 Residents in Wendle Court would have access to a number of semi-private shared spaces. This would include 330sqm roof terrace and 33sqm enclosed amenity space that can be used by all residents. A further area of amenity space would be provided at the 5th floor level which would equate to 218sqm, which would provide formal play space for children aged 0-4 years living within

Wendle Court.

7.59 Overall amenity provision In total the Vauxhall Square development would prove 6,991sqm of publicly accessible open space. In the centre of the development the new public square would be 4,190sqm. This central square would provide a large high quality, safe and accessible area of public realm within Vauxhall and has been carefully designed to fit within the wider public realm strategy, and provide flexibility to compatible and complimentary to any public realm options. It should be noted here as the site falls within the VNEBOA, one of the key features of the opportunity area would be a new Linear Park, a green link that will run from Battersea Park to Lambeth Palace. The scheme proposal in terms of the central square would offer a natural gateway between the Linear Park into Vauxhall strengthening the public realm and amenity space in the area.

7.60 The Councils SPD Guidance requires the scheme to provide 10sqm per unit of private and shared amenity space plus 50sqm for the scheme as a whole. The scheme should therefore provide 5,250sqm of private and shared amenity space. The proposal includes 3,234sqm of private amenity space in the form of winter gardens and roof terraces. Therefore, there is shortfall of 2,016sqm against the policy requirement. However, the scheme provides a considerable amount of public space all of which would be accessible by occupiers of the development in the addition to the general public. At the centre of the development the new Vauxhall Square would provide 4,190sqm of public space. This together with the other public spaces within the development are considered to provide a significant amenity for future residents of the scheme and as such the shortfall against the Councils standard for private and communal amenity space, is considered to be acceptable. In this respect no objection is raised by officers in relation to the proposed development.

7.61 Public Realm There has been some concern relating to the environmental quality of the square, especially whether it would be ‘windswept’ or adversely affected by shadows from the surrounding buildings, which would reduce the likelihood that people would linger in this space.

7.62 A number of shadow diagrams have been created to show the areas which utilise the natural sunlight. The assessment highlighted the western space of the square which would receive morning sun and provide a vibrant breakfast area, with the northern half of the square creating a perfect lunchtime space whilst the sun continues around the southern tower to provide a warm west facing area in the evenings where the café of the hotel is located. This has been used to delineate the area of informal recreation such as the grass areas and the more formal wall edges for seating.

7.63 The landscaping strategy includes a comprehensive planting strategy, including trees and planting beds. The trees and planters would offer protection from wind for pedestrians wishing to stop within the square. Final details of the planting strategy for the public realm would be determined by condition.

7.64 The likely shadowing on the amenity space provided within the development

has been assessed in detail. Overall, there would be an element of overshadowing throughout much of the day in springtime, which will reduce during the summer months when the sun is directly overhead. However, during the winter when the sun is at its lowest, some transient overshadowing would be experienced across the proposed amenity areas throughout the day. Given the location of the scheme, and the high density of development, there would always be an element of overshadowing, and the design of the scheme is such to reduce the impact as much as possible, however this cannot be completely avoided.

7.65 The landscaping strategy and detailed design will seek to provide the highest quality public realm possible in order to meet expectations of future users, and this should compensate the concern with future overshadowing through creating a useable space throughout the year.

7.66 In summary, it is considered that the overall effect of the transient overshadowing to the amenity areas within the propose development would be considered minor to moderate adverse.

7.67 Children Play Space

7.68 The applicant has submitted a ‘Playspace report’ dated May 2012, produced by GL Hearn. Policy 3.6 of the London Plan sets out the requirement for new housing developments to include provision of children’s playspace and informal recreation. Provision should be based on the number of children living in the new development and should be appropriate for the age profile of the population. The GLA SPG “Providing for Children and Young People’s Play and Informal Recreation” states that the minimum benchmark for new residential developments should be 10sqm per child. The playspace needs to be suitable for various age groups of children and young people.

7.69 There are number of formal play spaces that have been provided throughout the scheme. The break down of this has been set out below:

Age group Policy requirement

Provision

0-4 yrs 505sqm 218sqm roof terrace at Wendle Court

81sqm roof terrace at Vauxhall Square West

403sqm dedicated playspace and pavilion adjacent to the listed terrace

5–11 yrs 578sqm 197sqm within the dedicated playspace adjacent to the listed

terrace

Public space with high quality ‘playability’ value for incidental children’s play and recreation

over 12 years old

Contribution towards Vauxhall Park

Public space with high quality ‘playability’ value for incidental children’s play and recreation

7.70 The provision of play space will be provided in line with the recent report as produced by the Mayor of London in February 2012, titled ‘Shaping Neighbourhoods: Children and Young People’s Play and Informal Recreation’ Draft SPD. The report recognises the value of public spaces for ‘playability’ value, and therefore seeks for play spaces to be designed so they are multifunctional and offer a range of leisure and recreation opportunities of users of all ages, as well as being playable (SPD Implementation Point 5).

7.71 Vauxhall Square has been designed to provide a space that would be multifunctional, and provide undefined play opportunities for children, whilst catering for the needs of older uses. These facilities include:

• The water/mist fountain in the southern part of the square which would offer play throughout the year

• The proposed sloped retaining walls and angled benches would provide raised plinths to walk along and climb over

• Large areas of grass would offer areas for informal recreation and small scale sports activities such as kick-around football

7.72 This means a total of 1,697sqm of formal play space against the policy

requirement of 1,514sqm would be provided as part of the development. The provision being proposed would greatly improve deficiency of play space within the local area. In particular the development provides much needed play space for children aged 0-4 years. In this instance no objection is raised to the provision of children play space being proposed.

8 Conservation and Design

8.1 Tall Buildings – Vauxhall Square North and South Towers

8.2 Policy 40 of the Saved Unitary Development Plan states that tall buildings should be of the highest architectural and constructional quality; it should enhance the skyline through profile and use of materials; be constructed to the standard quality, design and vision of the original architect. Policy 7.11 of the London Plan sets out additional requirement for tall and large-scale buildings which are defined as buildings that are significantly taller than their surroundings

and/ or have a significant impact on the skyline and are larger than the threshold sizes set for the referral of planning applications to the Mayor. Policies 7.10 and 7.11, which set out the Mayor’s approach to protecting the character of strategic landmarks as well as London’s wider character, are also important considerations. Further the VNEB OAPF states that tall buildings in this location should be in the region of 150m in height and form part of an emerging cluster at Vauxhall. Key principles include the support of an emerging tall buildings cluster at Vauxhall with the Central Activities Zone, no harm to the setting of the Westminster WHS in river prospects defined with the London View Management Framework (LVMF) SPD, separate identity on the skyline building up to 150m and full integration with the public realm strategy.

8.3 NPPF attaches great importance to the design of the built environment and should contribute positively to making places better for people.

8.4 The proposed height of the towers have been assessed in relation to the views from the London Viewing Management Framework (LVMF) locations, local conservation areas and additional views within the WHS site.

8.5 The development proposes two towers which would be 168m in height. This would exceed the guidance set out in the VNEB OAPF. English Heritage have raised concerns regarding the proposed height of the towers, which rise above the guideline of 150m in the VNEB OAPF. Therefore, English Heritage requested that further modelling of the two towers should be provided in order to assess the impact on the heritage assets.

8.6 It was outlined by English Heritage in their consultation response that they have concerns about the visibility of the tops of the two residential towers in views of Battersea Power Station from Battersea Park, views of the Royal Festival Hall from Waterloo Bridge and views outwards from Trafalgar Square.

8.7 The applicant has responded to these comments by providing new verified views and a kinetic animation of the view from Waterloo Bridge of the revised scheme, providing additional justification for retaining the height of the two principle towers in line with the submitted scheme. They argue that the proposed heights are considered to have an elegant skyline presence and would relate positively to the emerging form of the tall buildings cluster at Vauxhall, which would be a visibly distant part of the setting of these designated heritage assets.

8.8 The concerns of English Heritage are noted with regard to the height of the towers and the visibility of their tops in distance views. There is clearly merit in their approach as a lowering in height in line with the OAPF would remove the towers from some of these views. However, the applicant has long been aware of the English Heritage position and does not accept that any harm is caused in these views; the applicant has thus chosen not to amend the scheme in spite of English Heritage’s consistent stance on this from the outset. The OAPF height guidance is based on careful analysis and has been chosen as suitable in relation to strategic / distance views. However, the impact of any increase in height needs to be carefully considered. The very modest presence of the towers, in quite distance views would in officers view have a very modest minor

impact. A balanced view has to be taken between such minor impacts and the public benefits offered by the scheme.

8.9 The principle of the retained height at 168m and the lack of impact on key views was agreed with officers. The applicant has justified, whilst the height of the towers meant that they could be seen in the views identified by English Heritage, they did not have a negative impact on any heritage assets as defined by the NPPF. Officers support this view. It should be noted that the proposed towers would be below the 180m of the St George Tower, together with recently approved schemes within the VNEB area such as Market Towers (199m). In this respect officers raise no objection to the proposed height of the towers.

8.10 English Heritage and CABE have published ‘Guidance on Tall Buildings’ providing criteria’s by which tall buildings should be considered and assessed. These are considered as follows:

• Relation to context: the proposed development would form part of the wider OAPF cluster, which is appropriate in this location. The applicant design team have taken into account of the emerging developments in the vicinity as well as directing liaising with the design teams for the immediately adjacent sites.

• The effect on the historic environment: the setting of the adjoining listed buildings on Wandsworth Road would be significantly changed by this redevelopment. This is inevitable given that Vauxhall is identified as suitable for tall buildings. The new development would be in stark contrast to the listed buildings but officers do not consider the impact to be harmful. The introduction of the ‘book end’ building means that the listed terrace would appear much more as part of the scheme as a whole.

• The effect on the World Heritage Site: the applicant has assessed the scheme against protected views and the potential impact the development may have. English Heritage have raised concern that the scheme would not impact on the World Heritage Site from Parliament Square, but concerns have been raised in relation to the impact the development would have to the local heritage assets from the South Bank. However, officers consider that the scheme would have minor impact and these should be outweighed by the regenerative benefits the scheme would bring to the local area.

• The relationship to transport infrastructure: The development would have a good relationship with the existing transport infrastructure and in turn would greatly enhance the existing transport system.

• The architectural quality of building: the proposed scheme would provide a high-level of quality buildings on the site which has been supported by design officers through pre-application stage and through to the assessment of the scheme.

• The sustainable design and construction: The scheme would comply with the requirements set out within the Code for Sustainable Homes.

• The credibility of the design: Allies and Morrison are a reputable architectural firm bringing high-quality design within the built environment.

• The contribution of public space and facilities: The development would provide a mix use development, facilitating a whole array of uses within the development. Furthermore, the development provides an extensive amount of public open space.

• The effect on the local environment: the applicant has undertaken an extensive environmental impact assessment of the local area. This has addressed any impact the development may have in the local area.

• The contribution to permeability: the development would improve connectivity both locally and also the wider area.

• Provision of a well-designed environment: internal and external public realm design would be provided to a high standard.

CABE are in full support of the two towers and state that “we like the simplicity and elegance of the tall buildings”. This is endorsed by design officers.

8.11 Vauxhall Square North and South buildings are the tallest elements of the development. The two towers are articulated by horizontal bands of reconstituted stone at floor levels. These bands project by 400mm from the face of the tower. Between each band a series of reconstituted stone fins provide the vertical emphasis. The fins are 110mm thick and 250mm deep and sit forward of the glass layer set behind. Behind the stone layer, a glass surface would be installed. There would be subdivisions with opening windows and the glass panels would be either clear or opaque. At the top of each glass panel a small band of metal louvres provide ventilation to the interior of the flats. Officers consider that the proposed materials would be acceptable and would not detract from the visual amenity of the local area. A series of conditions have been imposed which secure a high-standard of materials.

8.12 In summary the towers would exceed the guidance height which is in the region of 150m, but this would be lower than the 180m St George Wharf Tower which identified as the pinnacle of the cluster in the OAPF. Furthermore, given that the towers would have limited impact in terms of the overall skyline and heritage assets, the proposed heights of the towers would be acceptable. As such the development would comply with policy 40 of the Saved UDP along with policies S9 and PN2 of the Core Strategy.

8.13 Impact on Protected Views

8.14 London Plan Policy 7.10 ‘World Heritage Sites’ states that “Development should not cause adverse impacts on World Heritage Sites or their setting (including any buffer zone). In particular, it should not compromise a viewer’s ability to appreciate it Outstanding Universal Value, integrity, authenticity or significance”. In accordance with the Mayor’s London Heritage Sites – Guidance of Settings SPG (2012), the applicant has demonstrated a clear understanding of the

Outstanding Universal Value (OUV) of Westminster World Heritage Site, assessed the contribution made by the World Heritage Site’s setting to its OUV, and assessed the proposal’s impact on the World Heritage Site’s and its OUV. Policy S9 of the Core Strategy states that the Council will improve and maintain the quality of the built environment by interalia, ‘Protecting Strategic Views, including those that affect the outstanding universal value and setting of the Westminster World Heritage Site.

8.15 The application site is not situated within the Viewing Corridor or Background Consultation Area of any protected Vistas designated in the LVMF SPG. However, given the height of the proposed development, the scheme would be visible in a number of River Prospects and London Panoramas designated in the LVMF SPG. The applicant has submitted a townscape view impact assessment for the proposed development.

8.16 The report concludes that the significance of the impact of the proposal on all of the protected view range from neutral to moderate. This has been assessed by officers and as mentioned previously, where the proposed scheme may potentially impact this should be assessed in the rounds against the regenerative benefits the scheme would bring to both the Vauxhall and VNEB area.

8.17 Impact on surrounding Conservation Areas

8.18 The proposed development is not located within a conservation area. Policy 47 (a) Protection – development proposals in a conservation should preserve or enhance the character and appearance of the conservation area. (g) Setting and Views – development outside conservation areas should not harm the setting of the area or harm views into or from the area.

8.19 The application site is not located in a conservation area, but there are a number of conservation areas within the wider area such as Vauxhall, Vauxhall Gardens and Albert Embankment. The applicant has assessed the scheme within the townscape view impact assessment for the development and in the rounds the development would have a low impact of the setting of the conservation areas and therefore there is no adverse impact. In this instance the proposed scheme would comply with policy 47 of the Saved Unitary Development Plan and policy S9 of the Core Strategy.

8.20 Vauxhall Square East: Vauxhall Square East building would be erected to 11-storey in height. This building is formed of two buildings, Vauxhall Square East Hotel to the north and Vauxhall Square East Office to the south.

8.21 This part of the development provides an urban edge to the development along Bondway. A tall pedestrian route is formed between the buildings at ground level, connecting Vauxhall Square to Miles Street Square.

8.22 The proposed building would be constructed predominately from brick and reconstituted stone, which would be similar to the existing materials found on

the Bondway Warehouse and railway viaduct to the east. This would be complimented by transparent glass with metal hidden frames, slotted metal panels, metal louvers and shading devices.

8.23 The elevations of the hotel building are broken down into a double storey, reducing the scale of the elevation. This is emphasised by the horizontal white reconstituted stone bands that are a constant theme throughout all the buildings in the scheme.

8.24 There are two roof types proposed as part of this building. Firstly, there are hotel rooms on the east and south-west facades that would look over green roofs, however, these are not accessible to hotel guests. Secondly, there are brown roofs proposed which are similarly non-accessible to the public.

8.25 At roof level the proposed application would provide a roof terrace which would be fully landscaped with the soft and hard furnishings where appropriate. Officers have assessed the submitted information and are satisfied with the proposed materials and planting to be used. Furthermore, conditions would be imposed requesting further information in relation to this.

8.26 Officers raised no objection to the overall bulk, scale, massing along with the detailed design of the building. The proposed building would be a vast improvement to what is currently existing and would improve the visual amenity of Bondway, together with the public realm works to be carried out by the applicant, the proposed building would provide extensive regenerative benefits along this section of the scheme. Conditions have been imposed in relation to the materials and detailed design of the building.

8.27 Vauxhall Square West: This building would be erected 9 storeys, which would provide a mixture of retail facilities on the ground and mezzanine floor levels, with the remaining seven floors used as office accommodation (Use Class B1). The application proposes two three-storey ‘bookend’ pavilion buildings, which would be positioned off Wandsworth Road, which would create an entrance into the development and also reinforcing a strong pedestrian route through the site and delivering activity to Vauxhall Square.

8.28 The elevations of the office building would be composed of white reconstituted stone panels with horizontal bands which would match the existing appearance of the two towers. Between the stone frames there would be glazing and aluminium fins projecting forwards in each three metre bays.

8.29 Officers previously raised objection to the steep step-down the appearance at pre-application stage the development would have with the existing terrace buildings along Wandsworth Road. The applicant has addressed this part of the development by increasing the distance of the building from the boundary of the terrace building. This has allowed a wider passage way to be created and has also allowed the introduction of a three-storey building along the boundary of the terrace building. This building acts as a buffer and softens the potential impact of the office building from these terrace buildings. This has improved the overall

situation and as such officers raise no objection.

8.30 The overall appearance of the building would provide a potential large frontage along Wandsworth Road and would replace the current tired and dilapidated Cap Gemini building which is visually intrusive. This is welcomed by officers and as a result would provide much needed regenerative benefits within this building such as modern office accommodation facilitating, the creation of jobs along with retail uses at the ground floor level element of the building. In this instance no objection is raised to the proposed building. Conditions have been imposed in relation to this building.

8.31 The proposed introduction of two three-storey building along this section of the development would create an active frontage and a twelve metre wide pedestrian ‘street’ would be formed, creating an approach into Vauxhall Square from Wandsworth Road, framed on the south side by a similar three-storey building to the north of the retained terrace that delineates the space.

8.32 The roofscape of this building would provide a large communal garden accessible from Vauxhall North for residents use. There would also be smaller roof terraces overlooking the square, accessible from the office areas at floors 1, 2, 3, 4, 5, 6 and 7. The communal space would provide a multi-functional amenity space within a sheltering, green envelop of hedges, trees and herbaceous borders. Officers raise no objection to the proposed landscaping of these areas.

8.33 Miles Street South: This building would be erected to a total height of 29-storeys. This would provide 359 student rooms, plus shared lobby/ lounges and service spaces. Entrance to the building would be along Miles Street. The initial application which was submitted proposed a second student accommodation block, Miles Street North, which has now been deleted. As a result the omission of this student accommodation building, four-storeys of student bedrooms have been added to Miles Street South. The overall massing of this building has been assessed by design officers, where no objection has been raised.

8.34 This building would be constructed from simple palette of robust materials, predominately brick and reconstituted stone. There would be the installation of transparent/ opaque glass back layers with metal hidden frames, slotted metal panels and metal louvres. This building would provide a roof terrace, which would comprise of both hard and soft materials to provide a multi-functional amenity space.

8.35 This building would be the third tallest building within the development. The building is freestanding and follows the contours of the angle road structure of Miles Street and the New Lane. The elevations are broken down into storey height repetitive bay modules, emphasised by the horizontal white constituted stone bands that are a constant theme throughout the buildings in the scheme. The student bedrooms are contained behind deep-set windows with slotted ventilation panels with hinged opening shutters and projecting metal rails. The corners of the buildings plan on the southeast side are rounded providing a

softening to the building forms, whilst providing more ‘robust’ brick corners adjacent to the Victorian railway viaduct. Officers support the overall design, appearance, massing and bulk of the building within this location.

8.36 This application proposes a terrace area, accessible by students. This area would be fully landscaped with soft and hard furnishings. No objection is raised by officers.

8.37 Wendle Court Wendle Court forms the southern building of the Vauxhall Square development. It is located adjacent to Wandsworth Road, to the south of the Cable and Wireless site and has a railway viaduct curving around the east/ south. This building would be part 10, part 21 storeys in height. This building would comprise of an affordable housing block and hostel accommodation.

8.38 Both uses would have their own separate access points, neither would be mixed. This would provide clear separation of the uses. The affordable housing block would be accessed from Wandsworth Road with the hostel accommodation accessed from the New Lane. Cycle storage and disabled parking would be provided.

8.39 The two cladding materials for Wendle Court are based on adopting the same language as other parts of the Vauxhall Square proposals. The elevation of the taller affordable housing block would be formed of reconstituted stone. Although the two uses are differentiated by the elevational treatment the whole building itself is integrated by the consistent window modules and the horizontal reconstituted stone elements. Winter gardens for each residential unit provide private amenity space and are predominately located on the corners. Roof terraces are provided at two upper levels to provide shared amenity space for residents.

8.40 Officers raise no objection to the proposed scale, bulk, massing and height of development being proposed in this instance no objection is raised.

8.41 Impact of the development on retained terraced buildings

8.42 A new 3 storey linear building has been introduced to the north gable of the listed terrace, creating an active frontage to its north elevation. A 12metre wide pedestrian ‘street’ is formed, creating the approach into Vauxhall Square from Wandsworth Road, framed on the north side by a similar 3 storey building that delineates the space.

8.43 These revisions are made in response to comments received from English Heritage. Their letter recommended modification of the southern elevation of the office block and deeper ‘step backs’ to improve its relationship with the Grade II listed terrace buildings. The new building adjacent to the terrace would form an additional step back and help assimilate the new development into the existing streetscape.

8.44 The massing of Vauxhall Square West is adjusted in response to these and

steps up from this northern building with a series of landscaped, south facing terraces. The affect is to fully integrate the retained terrace into the new enhanced streetscape, whilst producing a new animated pedestrian route linking Vauxhall Square to the new Nine Elms Park across Wandsworth Road.

8.45 The ‘steps’ at its southern end would relate positively to the materials of the new gateway buildings into the Square and the brick masonry walls and punched windows of the historic terrace and its scale, and would enhance its setting.

8.46 The towers are well spaced in this view and two elevations of each tower would be visible. The building would be well modelled by sunlight and shade, and the horizontal bands of reconstituted stone at each floor would project slightly from the face of each tower providing them with a distinctive slender silhouette.

8.47 Officers have assessed the setting of the adjoining listed buildings on Wandsworth Road and it is considered that the development would be significantly changed by this redevelopment. This is inevitable given that Vauxhall is identified as suitable for tall buildings. The new development would be in stark contrast to the listed buildings but officers do not consider the impact to be harmful. The introduction of the ‘book end’ building means that the listed terrace would read much more as part of the scheme as a whole. This is supported by English Heritage.

8.48 Cumulative Impact of the Development

8.49 In line with the objectives of the London Plan, the current proposals seek to maximise the development density of the site due to the ideal proximity of the transport interchange at Vauxhall while balancing the public realm opportunities and needs of the Linear park and Vauxhall, and taking into consideration the impact on local and wider townscape views.The massing, height and locations of the tall building elements on the site have been developed over a period of many months, co-ordinated in conjunction with the emerging proposals for many adjacent sites to provide a coordinated massing concept for the Vauxhall Cluster.

8.50 As the cluster has evolved, and the design of the scheme has evolved alongside this, officers consider that the proposed height of two towers at 168 metres provides an appropriate addition to the cluster. They remain lower than the St George Tower, but also lower than the One Nine Elms scheme. Although the One Nine Elms proposal is part short, part taller (two towers being proposed) than the St George Tower, the heights of the two towers as part of Vauxhall Square should sit lower than the shoulder of the St George Tower. The Vauxhall cluster form now illustrated in the cumulative views in the Townscape, Conservation and Visual Impact Assessment (TCVIA) document illustrates a mix of building forms with a range of heights creating an interesting and varied skyline from different perspective view points. The two Vauxhall Square Towers are straight forward square plan forms yet very slender in their vertical proportion. They add positively to the emerging cluster and provide a marker for the new major public square proposed for Vauxhall town centre.

8.51 A Vauxhall cluster workshop facilitated by CABE and attended by London

Borough of Wandsworth, the London Borough of Lambeth, the Greater London Authority and Transport of London, and all the developers, architects and consultants in VNEB. This provided a forum for all stakeholders to debate the development of the Vauxhall Cluster and its impact on London. The workshop focussed primarily on the challenges and solutions for the public realm and the heights of the proposed buildings. This forum allowed the massing to be considered as a co-ordinated composition, as well as the importance of through routes and the importance of creating variety in the characteristics of the spaces in the adjoining schemes. The workshop also opened up dialogue between the client’s design teams which has continued since the Cluster Workshop and has been very helpful for the on-going design development of all the related schemes.

8.52 Landscaping:

Vauxhall ‘Square’ The proposed development provides a multi-functional central square, which would be designed to cater for a number of uses. This would provide the focal point to the development and provides a link to the Linear Park. Vauxhall Square comprises of two large triangular grassed areas which provide areas of outdoor amenity space, these areas have been designated as zones by the applicant for “relaxing, meeting, playing and potentially performance and entertainment”.

8.53 The function of the area would provide an integral part of the public realm offer associated with the application. However, the design and access statement states that this area would also promote directional movement throughout the site and attract individuals to the proposed uses associated with the application. The proposed uses within the square would be cafes, restaurants, offices, shops, cinema and hotel. There would be public realm furniture which would involve the installation of benches and planting of grassed areas, which would provide breakout areas, during the “morning, lunchtime, and afternoon”.

8.54 The surface materials would be varied within the square. The majority of the hardstanding would be paved with brick strips. There would be a diverse planting strategy for the area, which would involve the planting of trees, amenity grass areas and mixed planting beds. Officers support the proposed public realm space within the central area of the development. The applicant has stated within the design and access statement that the central square would be used as a market place and performance area throughout the year.

8.55 Wandsworth Road and Parry Street There would be the planting of eleven replacement trees proposed along Wandsworth Road and on the corner of Wandsworth Road and Parry Street. The tree species would be London Plane. Along Bondway there would be further twelve trees, which would breakup the façade of the two proposed buildings. The proposed trees used here would be Fastigiate Hornbeams. A green wall would be proposed along Bondway on the east ‘open’ elevation of the hotel building adjacent to the basement vehicle ramp at ground floor level.

8.56 Miles Street and Miles Street Square would be a mixture of granite setts along

the shared surface area of Miles Street with paving orientation to be directional with the road. Planting within Miles Street would be a mixture of trees and raised planting beds. The use of this area would be predominately directional with both vehicular and pedestrian movements. The intention is that the footway would draw people into Vauxhall Square and south towards Linear Park.

8.57 The surface material of the footway would be York stone or granite flags. Conditions would be imposed to secure the highest and robust quality of materials along this section of road. This is supported by officers.

8.58 Bondway Bondway is currently an existing road. This road would be used to provide servicing and access arrangements for the proposed development. The applicant has stated within the design and access statement that there would be twelve street trees planted as apart of the improvements to this area. A shared surface would be provided as part of the development. The applicant has stated that bitmac carriageway would be retained with raised kerbs to delineate the road from the footway. The footway would be sandstone flags which would have a visual relationship with the materials used within the square and would link with the surface material for Miles Street adjacent to Bondway. Officers raise no objection to the public realm improvements being sought here by the applicant.

8.59 Miles Street The purpose of Miles Street and Miles Street Square would provide a pedestrian focussed space which accommodates vehicular traffic. The main active frontage within this area would be cafes/ restaurants, which look over Miles Street Square towards Miles Street Arch. The surface would be a mixture of granite setts along the shared surface areas of Miles Street. The square would comprise of sandstone paving which would demarcate the directional movement of pedestrians coming to and from Vauxhall Square.

8.60 There would be planting of fourteen trees within the square and these would be Cherry trees and Fastigiate Hornbeams. This mix would provide different forms of leaf cover with seasonal interest mixed amongst raised bed of grasses and perennials. The majority of the trees would be planted at ground level.

8.61 New Lane The proposed New Lane which would be located to the southern part of the site, would have granite setts installed, reflecting the appearance of the railway arches. Due to the use of the area there would be limited planting in this area.

8.62 Due to the width of the lane, there is limited space to provide planting of trees. Introduction of planting within this location would enclose the area. The location of the southern building set back from Wandsworth Road would allow for three

trees to be planted along this road. These trees are proposed as being Fastigiate trees.

8.63 In general officers welcome the proposed New Lane. However, part of the land is not in the ownership of the applicant (towards the western end of site) and design officer have requested that an adequate strategy is imposed to facilitate permeability. This part of site is owned by Network Rail. Officers have requested that the strategy is in partnership with Network Rail. Discussions are ongoing. The strategy would provide solutions which might include the moving of the gates (and or the management of when they are opened) depending of the number of arches occupied, the nature of the new uses and whether the through-route can be delivered. Consideration also needs to be given to the managed access of students to this area so they can use the bike store. Given the location of the student foyer desk it may be that the 24hr security manning the desk may be able to ‘buzz’ students through the gate as and when they need access to the bike store.

8.64 Children’s Playspace The play area within the square is connected to a community facility adjoining the backs of the Wandsworth Road properties. The play area would provide facilities for children 0-4 and 5-11 with suitable seating within the space for parents to overlook the play area. The play area would be defined by a 1.2m balustrade railing where it adjoins the square with two entrance points. The 0-4 year old area would be separated from the 5-11 year old facilities to allow younger children to play at ease.

8.65 The Vauxhall Square west play area would have formal play facilities as interesting features around the perimeter of the play space such as a pergola with climbers offering shade and a curved planting area which would be planted with species.

8.66 Officers support the proposed location and type of facilities being provided as part of the development and in this instance no objection is raised.

8.67 In summary the overall bulk, scale, massing and design of the building would provide extensive regenerative benefits which would provide improvements to the visual amenity of the area. The extent of the buildings on the site would be of the highest architectural quality and would a be vast improvement on the current backdrop. The proposed public realm improvements are extensive, which would provide adequate amenity space for future occupiers of the development and the general public. Furthermore, the public realm improvements provides linkages to the Linear Park which would provide connections with the wider VNEB area.

8.68 Pedestrian Routes

8.69 The proposed application would provide unrestricted north-south public use, primary circulation routes across the site. The routes would be in a form of the public square, which would be step free and only accessible for the general public. Bondway and Miles Square would be designed as a shared surface with

routes through for vehicles. The traffic is expected to be low, and a priority would be given to pedestrians. This would be achieved through this area being surfaced at a single level.

8.70 The application forms a ‘New Lane’ where there would three gates installed along the edges of Miles Street South, the railway viaduct and Wendle Court. This area would be closed off during night and opened at dusk by management staff, allowing provision and maintenance of safe pedestrian and cycle routes through this part of the site. This is supported by officers. A condition has been imposed relating to the strategy to be used to facilitate this type of management of the area.

8.71 The public spaces connected within the site would provide clear visual links from Parry Street, Wandsworth Road, Bondway and Miles Square. There would be legible layout and safe pedestrian zones, without traffic and with step-free circulation routes. Furthermore the applicant has stated within the design and access statement that the development would provide tactile signs and audible information, which would facilitate permeability and accessibility throughout the site. This is supported by officers.

8.72 In summary the proposed buildings being proposed as part of this mixed use development would provide significant regenerative benefits, improving the visual amenity of the area, improved connectivity and permeability to adjoining sites and the Linear Park. Furthermore, this development would provide a better linkage to the wider VNEB area. However, even though the scheme may give rise harm to heritage assets along the South Bank from far reaching views, this harm should be outweighed against such wider regenerative benefits which is being proposed here. In this instance no objection is raised.

8.73 Conclusion The scheme essentially comprises a series of buildings which would have an impact on the overall visual appearance of the area. The key consideration is whether this impact is harmful when considered against policy considerations. The interpretation of this impact varies between parties but the key consideration for the Council is to determine if the scheme gives rise to material harm. When all aspects of the design of the building are considered in totality it is not considered that the scheme gives rise to harm as set out by English Heritage. If it were the view that harm was caused it is considered that the interdependent public benefits to be delivered are significant to outweigh any such consideration.

9 Residential Amenity

9.1 Daylight and Sunlight The applicant has submitted a daylight and sunlight study for the proposed development which has been prepared by GIA. This report has been independently assessed by Right to Light Consulting on behalf of the Council.

9.2 The BRE guide contains two tests which measure diffuse daylight to existing

neighbouring properties:

• Test 1 Vertical Sky Component (VSC): the percentage of the sky visible from the centre of a window is known as the Vertical Sky Component. Diffuse daylight may be adversely affected if after a development the Vertical Sky Component is both less than 27% and less than 0.8 times its former value.

• Test 2 Daylight Distribution (No Sky Line): the BRE guide states that where room layouts are known, the impact on the daylighting distribution can be found by plotting the, ‘no sky line’ in each of the main rooms. The no-sky line is a line which separates areas of the working plane that can and cannot have a direct view of the sky. Daylight may be adversely affected if after the development the area of the working plane in a room which can receive direct skylight is reduced to less than 0.8 times its former value.

9.3 The BRE sunlight tests should be applied to all main living rooms and

conservatories which have a window which faces within 90 degrees of due south. The guide states that kitchens and bedrooms are less important, although care should be taken not to block too much sunlight.

9.4 The BRE guide states that sunlight availability may be adversely affected if the centre of the window:

• receives less than 25% of annual probable sunlight hours, or less than 5% of

• annual probable sunlight hours between 21 September and 21 March and receives less than 0.8 times its former sunlight hours during either period and

• has a reduction in sunlight received over the whole year greater than 4% of annual probable sunlight hours.

9.5 GIA assessed a total of 41 windows within six properties along 101-111

Wandsworth Road. A total of eleven windows would retain at least 27% VSC or at least 80% of their baseline VSC value, and therefore satisfy the BRE.

9.6 Of the thirty rooms which breach the guidance, 16 serve bathrooms or circulation space and therefore, are not material for consideration in accordance with BRE Guidance. There are fourteen rooms (seven bedrooms and seven kitchens) which breach BRE Guidance. The retained VSC levels for these fourteen range from 8.16% to 12.73%. In terms of NSL the retained area within each of these rooms, which receive direct skylight range between 37.41% and 78.70%. These properties are located to the west of the proposed development, and the windows are restricted by their close proximity to the South Tower, Pavilion and West Office blocks.

9.7 In relation to sunlight GIA have assessed a total of 47 windows within the six properties at 101-111 Wandsworth Road. A total of forty windows would not comply with BRE recommended levels of sunlight. This reflects the orientation

of the building relative to the scale of the proposed development. Therefore, it is considered by the applicant that the sunlight impact is in accordance with the flexible application of Guidelines, which is appropriate for this type of dense urban location.

9.8 Right to Light Consulting have concluded that the results show that a number of neighbouring properties fall short of the recommended VSC and/or NSL tests. Some windows also fall short of the BRE direct sunlight hours recommendations. This confirms that there would be a noticeable impact on daylight and sunlight as a result of the proposed development. The most significant impact would be on 101 to 111 Wandsworth Road although officers understand from GIA’s report that the properties are dual aspect and the windows to the living rooms face away from the development and would therefore not be affected.

9.9 The BRE guide states that in an area with modern high rise buildings, a higher degree of obstruction may be unavoidable if new developments are to match the height and proportions of existing buildings. Officers are of the opinion that this principle applies to the Vauxhall Square scheme given the existing and planned high rise buildings in the area and that the proposed development does not conflict with the principles set out in the BRE guide.

9.10 In summary, there are some breaches of the BRE Guidance. However these are modest within the context of the scale of development and the scheme design has sought to minimise that effect where possible. The designation of the site and wider area as detailed in the VNEB OAPF means that the scale of buildings in the entire area is expected to materially change in the immediate future. Within this context, applying and interpreting guidance requires some sensitive and sensible interpretation of guidance, methodology and resultant data. In this instance and within that context, it is felt that whilst there are breaches of daylight and sunlight guidance that these are not extreme or unreasonable.

9.11 Cumulative Impact of the Development

9.12 Vauxhall Cross Proposal A total of 214 windows were assessed as part of this development, 200 (93%) comprise windows that retain at least 27% VSC or at least 80% of their baseline VSC value, and therefore satisfy the BRE Guidance. This leaves 14 rooms, of which 13 rooms are believed to be bedrooms and one living/ kitchen/ dining room, where both the VSC and NSL criteria are breached. The retained VSC levels for the fourteen rooms range between 18.11% and 26.57% which would be considered good for city centre context. This has been verified by Right to Light Consulting and they agree with this reasoning. In this instance the development would have a minor adverse.

9.13 St George Wharf The applicant has assessed a total of 177 rooms of which 176 (99%) comprise windows that meet the BRE Guidelines for VSC and NSL. Only one room would

breach the guidelines and has an existing VSC level of 4.75% which is well below the 27% recommended. In this instance the development would have a minor adverse impact. This is considered to be acceptable by Right to Light Consulting.

9.14 Market Towers A total of 357 rooms were assessed as part of the development, 333 rooms (93%) meet BRE Guidelines for VSC and NSL. The remaining 24 rooms which are believed to accommodate living/ kitchen/ dining rooms, breach both VSC and NSL criteria. The retained level of VSC range from 18.31% to 25.94%, which is considered to be acceptable within an urban city location. This has been assessed independently by Right to Light Consulting, who agree with this assessment.

9.15 Overshadowing of Gardens and Open Space The availability of sunlight should be checked for all open spaces where sunlight is required. This would normally include:

• Gardens, usually the main back garden of a house

• Parks and playing fields

• Children’s playgrounds

• Outdoor swimming pools and paddling pools

• Sitting out areas, such as those between non-domestic buildings and in public squares

9.16 The BRE guide recommends that at least 50% of the area of each amenity

space listed above should receive at least two hours of sunlight on 21st March. If as a result of new development an existing garden or amenity area does not meet the above, and the area which can receive two hours of sun on 21st March is less than 0.8 times its former value, then the loss of light is likely to be noticeable.

9.17 GIA have applied the BRE Overshadowing to Gardens and Open Spaces test to the neighbouring gardens at 101 to 111 Wandsworth Road. The amenity areas at the front of the properties surpass the minimum BRE recommendations. The rear amenity areas fall slightly short of the recommendations although the losses are small in absolute terms. The non-compliance with the BRE recommendations is largely due to the fact the rear amenity areas are small and therefore the boundary walls already limit sunlight availability at ground level.

9.18 GIA have also applied the overshadowing test to the proposed amenity areas within the Vauxhall Square development itself. The results show that the proposed development would provide a combination of well sunlit and shady amenity areas. GIA have also prepared a transient overshadowing assessment and officers confirm that this is representative of the levels of overshadowing that would occur as a result of the proposed development.

9.19 Solar Glare

Solar Glare assessments have been undertaken from eight locations surrounding the site. These assessments highlight all possible instances of solar glare off all glazed elements within the design and so present a worst-case scenario. It should be noted that, whilst the assessments would show from where on the building’s facades the instances of glare could occur, it is not possible to quantify the intensity of the possible impact. Wherever the potential for reflected solar glare is identified it should be assumed that its intensity is sufficient to cause nuisance, the significance of this nuisance is ascertained through investigating its proximity to the driver’s line of sight.

9.20 The assessments have shown that all instances of glare are only visible at angles greater than 5 degrees of the driver’s line of sight. At these angles, the effects can be considered minor as they could be easily mitigated through the utilisation of sun visors. In addition to this, the only instances of glare occurring within 10 degrees, could occur for only a very short period of time due to the detailed façade design breaking up the instances. Overall officers consider the scheme to be acceptable in terms of Solar Glare.

9.21 Privacy – Overlooking The nearest residential block situated to the proposed development would be the terrace properties situated at 101-109 Wandsworth Road. The proposed south tower would be situated between 15m to 25.5m away to the east as the tower splays away from the rear elevation of these buildings. Floors 1-9 would accommodate a suite hotel which would comprise 123 suites. The residential use would be situated on floors 10-50 accommodating 210 residential units. Officers consider that there would be sufficient separation distance of this tower from the residential terrace properties on Wandsworth Road and given that the tower would be angled, there would be noo direct overlooking between these buildings.

9.22 The proposed Vauxhall Square West building would have a series of stepped down terraces which would gradually decrease in height towards the terrace buildings. This building would be erected approximately 19.5m from the lowest part of the building increasing to about 30m at the taller element of the building as the building staggers away. Each level would have a roof terrace, which would be accessible by users of the proposed office accommodation. There would be no direct overlooking of these buildings from the proposed office accommodation and given that the use of the building would not be used in 24 hour operation as residential units and only used during business hours, officers raise no objection. Furthermore, there would be sufficient separation distance of the building from these existing terrace buildings.

9.23 Overlooking within the proposed development The two towers have been angled with one another which would prevent overlooking between the two buildings. There would not be any overlooking from the uses on the lower floors within the development. In relation to Wendle Court, the proposed hostel accommodation would not overlook the affordable housing element as this building would be taller. In this instance no objection is raised.

9.24 The application proposes a series of roof terrace areas which would serve as

outdoor shared amenity space. Officers have assessed the proposed location of these terraces on the buildings and it is considered that these terraces would not give rise to overlooking within the development.

9.25 Wind The applicant has submitted an Environmental Statement which has been produced by GL Hearn. The Wind Microclimate chapter has been produced by the Building Research Establishment (BRE). A detailed assessment of the wind conditions has been undertaken, and concluded that the proposed development would provide an environment that would be suitable for strolling and business walking at all locations throughout the year.

9.26 The report states that the measurements of the wind microclimate around the Vauxhall Square site show that all locations around the proposed development and in the immediate surrounding area would be suitable for both business walking, strolling in every season and also for the whole year.

9.27 Through careful design, there are only two locations where the conditions are not suitable for long-term sitting or entrances throughout the year, and six locations which become unsuitable for these activities during the winter months. Of these eight locations, around half are in areas which would not be used for long-term sitting or entrances, so no mitigation is likely to be required at these locations. The propose landscaping is expected to provide adequate mitigation at the remaining locations and so no further mitigation is expected to be required.

9.28 There are four areas around the site where the lower distress criterion of 15 m/s is exceeded. At most of these locations are relatively minor and limited to particular months, but at these locations at the north-west corner of the site and the south-west corner of the site they are exceeded for the year as a whole. However, the proposed planting scheme would be designed to ensure that wind conditions that are acceptable for the intended pedestrian activities.

9.29 Flood Risk This part of the Environmental Statement, Surface Water Drainage, was produced by Waterman Energy, Environment and Design (Water EED). Policy S6 of the Core Strategy states that the Council will work with the Environment Agency in order to manage and mitigate flood risk. The Environment Agency have been consulted in relation to the proposed development and they have raised no objection to the proposed development. However, they have requested conditions relating to drainage flood risk assessment, details relating to contamination, remediation strategy and ground water storage. These have been attached to the report.

9.30 Noise and Vibration This section has been assessed by Hoare Lea Acoustics. The current noise

levels in the area are deemed as major adverse. The applicant has stated that both the internal and external fabrics of the building would be designed to achieve a high-standard of development which would limit the impact of the scheme on the proposed buildings and adjoining neighbours in the area. Lambeth Noise and Pollution team have been consulted, no objection has been raised in principle to the submitted Environmental Statement, however, they raised queries in relation to the proposed impact the demolition and construction of the development would have upon the terraced properties along Wandsworth Road and they have advised that conditions should be imposed to protect the amenity of these residents. Conditions have been attached to this effect.

9.31 Air Quality London Plan Policy 7.14 requires developments to minimise increased exposure to poor air quality. It requires developments to be at least ‘air quality neutral’ and not lead to further deterioration of existing poor quality in areas designated as air quality management areas. This has been prepared by Waterman Energy, Environment and Design (Waterman EED). The proposed development during the demolition and construction stage would have a negligible impact on the surrounding area. Furthermore, the completed scheme would have a negligible to minor adverse effect. Officers have assessed the submitted document and no objection is raised.

9.32 Crime Prevention

The application submission documents set out that the design recognises the principles of ‘Secured by Design’ through the provision of well-defined routes, spaces and entrances and the provision of a variety of uses and activities that provide passive and active surveillance. In addition, the documents set out that the applicant would maintain a full site management plan for the ongoing safety and management of the site. This would include lighting, CCTV and gates to secure sensitive areas.

9.33 Specifically, the public realm areas have been carefully designed to prevent anti-social activities. The edges of the benches and walls would be suitably designed at detail stage to discourage anti-social use of the features, particularly skateboarding. The edges would incorporate studs or grouted ridges to ensure that this type of negative activity does not detract from the positive environment that would be created by the other informal play opportunities such as the water feature. The walls and seating will incorporate features which do not allow sleeping areas and would also have anti-graffiti coating so that any superficial damage can be more easily redeemed.

9.34 The outdoor café and restaurant seating has been positioned around the perimeter of the square to avoid the main thoroughfare and potential for theft of handbags etc. The café is also positioned to allow natural surveillance across both Vauxhall Square and Miles Street Square to deter negative use of the spaces.

9.35 The external lighting throughout the development would be provided to meet BS5489 standard, and would provide a minimum uniformity level of 25% and a minimum colour rendition of 60. This standard would be achieved through a

condition on the planning permission. The amended scheme includes proposed covered walkways, which might raise the potential for criminal activity, and therefore the area, as well as the wider public realm, would be fully managed 24 hours a day by Vauxhall Square Estate Management (VSEM). This would include managing any issues arising from noise, anti-social behaviour and low level crime.

9.36 In addition, following concerns raised by LB Lambeth, A&M have introduced three pairs of gates to the New Lane proposed along the edges of Miles Street South, the railway viaduct and Wendle Court. Whilst the wider area is regenerating, these gates can be closed after dusk and re-opened in the mornings by estates management staff, allowing the provision and maintenance of safe pedestrian and cycle routes through this part of the site.

9.37 The Design and Access Statement, and Draft Vauxhall Square Management Plan provides detail on the management of the scheme which would meet secure by design principles, and reduce crime opportunities, including, amongst a number of initiatives:

• Controlling entrances, exists and hours of businesses to ensure personal security for occupiers at all times

• 24hr uniformed security staff will roam the site

• Work with key groups, including metropolitan police, Vauxhall One BID, and Lambeth Street Population team

• Provide a point of contact for all queries during development, and ensure that demolition and construction contractors sign-up to the Considerate Construction Scheme

There would be building specific management plans, to deal issues relating to different uses, and the outline strategy is provided within the Management Strategy. This has been assessed by officers and it is considered that the proposed strategy being proposed is supported.

9.38 In summary the proposed bulk, design and massing being proposed would not cause there to be an adverse impact in terms of residential amenity in the local area and as such officers raise no objection to the scheme on these grounds.

9.39 Conclusion It is considered that all of the potential impacts on residential amenity have been fully addressed and either are not considered to be a matter of concern or have been fully mitigated through the detail of the scheme or the proposed conditions.

10 Traffic and Parking

10.1 Policy S4 of the Core Strategy aims to achieve and contribute towards sustainable pattern of development within the borough; seeking improvement for better connectivity, quality and capacity in public transport; working in partnership with TfL, Network Rail and other public transport providers and supporting the plans and programmes for improvements to public transport infrastructure and services in the borough, including the transport hubs at

Vauxhall; requiring developments to comply with the maximum car parking standards in the London Plan and reflect the public transport accessibility of the development and to include provision for cycle parking, motor-cycle parking in appropriate location and car clubs wherever possible; promoting walking and cycling, including through improvements to existing provision in and around development for cycling, cycle parking, public realm and transport and highway infrastructure.

10.2 Policy 6.1 of the London plan aims to encourage patterns and nodes of development that reduce the need to travel, especially by car; seeking to improve the capacity and accessibility of public transport, walking and cycling, particularly in areas of greatest demand; supporting development that generates high levels of trips at locations with high public accessibility; improving interchange between different forms of transport, particularly around major rail and Underground stations, especially where this will enhance connectivity in outer London.

10.3 The site covers a large area and fronts on to several roads and neighbouring sites. Parry Street (A202) runs across the northern boundary of the site, Wandsworth Road to the west and Bondway runs along the majority of the eastern boundary; Miles Street bisects the site with a continuation of the development southwards following the viaduct to its junction with Wandsworth Road. The northern section of Wandsworth Road and Parry Street, which forms part of the Vauxhall Gyratory system, are part of the TLRN and therefore under the control of TfL. Reflecting its proximity to Vauxhall transport interchange the site is extremely well served by public transport with bus, rail and underground services all within a short walking distance and this is reflected by the 6a – 6b PTAL values across the site.

10.4 The applicant has identified this site as a gateway or link between Vauxhall and the proposed Linear Park and the other VNEB developments beyond. With this in mind the applicant has attempted to design the layout of the site to facilitate significant pedestrian movements through it and the layout of the buildings and the resultant pedestrian routes through them tie-in with both proposed and existing pedestrian crossing facilities on Parry Street and Wandsworth Road respectively. The proposed “Vauxhall Square” provides a suitably wide pedestrian route through the site that would cater for the increased pedestrian flows generated by the VNEB developments, however, as it is proposed to hold public events within this space it is important that zones for seating or performance and walking are defined and maintained to ensure that sufficient width is retained for pedestrian movement at all times.

10.5 Previously the site layout resulted in pinch points around the exterior of the site but this has been largely addressed with an acceptable footway width retained around most of the perimeter and not all pedestrians would want to walk through the Vauxhall Square it is important that this is retained.

10.6 The proposed extension of Bondway southwards from Miles Street to link in with Wandsworth Road would provide a useful new pedestrian link called New Lane which would improve connectivity between this site and the surrounding area and at the same time also provide a new walking route to Vauxhall Cross from

other proposed developments on Wandsworth Road such as the Sainsbury’s, Banham’s and NCGM developments. It is also proposed that New Lane would provide controlled vehicular access for the Blue Badge parking allocated to Wendle Court as well as servicing. The applicant states within the Planning Summary dated October 2012 in paragraph 6.36 that New Lane would be gated at both ends but, as the area becomes regenerated, it is the intention that it would be possible to open this route during the day time for cyclists and pedestrians.

10.7 Trip Generation The Transport Assessment (TA) submitted with the application sets both the existing number of trips for the site and also through the selection of appropriate sites from the TRAVL database predicts the number of trips likely to be generated by the proposed development. A full breakdown of the predicted number of trips generated throughout the day by use and mode are contained within the TA but the headline figures are set out in the table below which shows the increase in the number of trips by mode during the AM and PM peaks compared to the existing situation and it is considered that these figures are robust:

Mode AM Peak Hour (08:00 – 09:00)

PM Peak Hour (18:00 – 19:00)

Walk only 153 318

Walk inc PT

1005 1272

Cycle 32 47

Bus 183 205

Rail 323 284

Tube 347 465

Vehicle 131 145

It is however important to note that the trip generation figures only represent a portion of the number of people who would actually pass through the site on a daily basis considering the intention to funnel pedestrians coming and going from the other proposed developments on Nine Elms Lane and beyond through the site. This being the case it would be incorrect to base any analysis on the need for or design of pedestrian crossing facilities serving the development on these figures. The development is opening up desire lines through the site and therefore as part of the development they must be catered for in all respects and the mitigation measures put forward by the applicant would be assessed on that basis.

10.8 Vehicular Access Two vehicle accesses into the site would be provided from Bondway with one serving the basement car park and the other serving a surface level service yard. Previous iterations of the scheme had these accesses very close to each other which had the potential for them to appear and in some respects operate as one very wide access (circa 45m) and consequently have a negative impact on both the visual appearance of the street frontage and also the safe operation

of the highway. This issue has been addressed in the current proposals with the accesses moved further apart with the basement access at the northern end of Bondway and the surface service yard access towards the southern end which has benefits in terms of both highway operation and safety.

10.9 The applicant has responded to officers and TfL’s proposals for traffic flow on Miles Street and Bondway to be reversed and has undertaken further swept paths which demonstrate that the proposed basement ramp is workable with traffic flow on Bondway operating in either direction. However, the applicant has confirmed that the proposed service yard, also accessed from Bondway, does not work if traffic flow is reversed to operate south – north. The applicant has therefore proposed an alternative arrangement to reversing traffic flow whereby a short stretch of Miles Street from its junction with Wandsworth Road to the existing access for the Cable & Wireless site would operate as a one-way eastbound bus only lane.

10.10 The remainder of Miles Street and the whole of Bondway would however operate as a two-way road with a turning facility constructed to allow vehicles to enter and exit from Parry Street. No details of the proposed turning facility have been provided and officers are concerned over whether this would in fact be feasible given that this would need to cater for large vehicles including coaches and refuse vehicles and also over the potential conflict with the aspiration to create a shared surface on this section of highway. Officers are not satisfied that these proposals are workable. Officers suggested an alternative arrangement to the applicant which involved the northern section of Bondway operating as two-way and Miles Street operating as one-way eastbound but initial discussions indicate that they would have concerns over this arrangement. A condition has been imposed requesting future traffic modelling to mitigate against any future impact this would have in the likelihood that proposed flow of traffic did change following the adoption of the Vauxhall SPD.

10.11 Impact on Highway Network The site is within an area which is currently subject to significant debate and assessment in terms of the long term aspirations for the surrounding highway network and public realm. These works are ongoing with no firm conclusions currently drawn and it is therefore crucial that this scheme does not prejudice any of the options currently being considered. The applicant has undertaken TRANSYT modelling which has been checked and validated by TfL; this work indicates that the impact of the scheme on the gyratory would be minimal but that there could potentially be a significant impact on Wandsworth Road. As mentioned above one option that is being explored relates to the potential changes to the Vauxhall Bus Station to create a more traditional High Street lined with bus stops rather than the current island bus station. To facilitate this it would be necessary for certain bus routes to travel north along Miles Street requiring the direction of traffic flow to be reversed and the applicant will need to work with TfL and Lambeth to explore what alterations may be needed to permit this option. A condition has been imposed requesting a more effective measure and route, if this is required in the future.

10.12 Car Parking Lambeth Transport would support a Car Free development in this location bearing in mind its proximity to public transport services and the Council’s aspiration to reduce traffic flows and reduce vehicle dominance on the adjacent gyratory.

10.13 A total of 204 parking spaces are proposed in total with 131 spaces allocated for the residential dwellings and the remaining 73 spaces for the commercial uses. That equates to a ratio of 0.25 for the residential use which is lower than initially proposed. Officers are willing to accept this level of parking on the basis that it is considered to be in accordance with London Plan standards.

10.14 In terms of the student accommodation and the various commercial uses the majority of the proposed parking for these uses is to be allocated for Blue Badge holders or to be used as part of the operation of the business; for clarity general staff parking is not considered as operational and instead would relate to the short term parking of maintenance vehicles or similar. To ensure that the allocation of the car parking spaces is retained in the approved format for the life of the development a suitable condition or obligation within the S106 should be used to address this with the ongoing management of all parking detailed within a Car Parking Management Plan.

10.15 The applicant has undertaken to meet relevant London Plan standards on the provision of active and passive Electric Vehicle Charging Points within the development and this should be secured by condition, potentially as part of the Car Park Management Plan. A total of 25 motorcycle spaces are also proposed within the basement car park and this is acceptable and should be included within the Car Parking Management Plan. In order to limit the impact to on-street parking levels and to promote sustainable transport modes the entire development would be excluded from obtaining parking permits, Residential and Business, via an obligation in the S106 Agreement.

10.16 Car Club The applicant is proposing to fund the installation of two on-street car club bays on Miles Street as part of the wider public realm works. The applicant should be required to provide residents with free membership to an appropriate Car Club for a minimum of two years. This would be secured through the Section 106 Agreement.

10.17 Cycling and Cycle Parking The scheme should improve cycling routes and linkages where possible. The changes to Miles Street and in particular New Lane are welcomed in this respect but the final proposals will need to ensure that an appropriate balance between cyclists and pedestrians are achieved within these spaces.

10.18 A total of 1058 cycle spaces are provided within the site for residents and users of the commercial spaces with additional cycle parking being provided around

the site within the public realm to cater for visitors to the site. This would be policy compliant in terms of the London Plan. Details have been be secured by condition to ensure that the provision is indeed acceptable with details of the specification of the storage and what access controls are in place.

10.19 A TfL Cycle Hire facility would need to be provided as part of the development and an area of footway is to be safeguarded on Wandsworth Road to accommodate this. TfL have requested a sum of money to be paid by the applicant, which would facilitate this provision. This has been agreed and would secured via the Section 106 Agreement.

10.20 Public Transport The submitted Transport Assessment assesses the likely demand generated for local public transport services. TfL have confirmed that the proposed development would generate a significant demand across all public transport modes and the development is therefore required to make appropriate financial contribution towards access and capacity commensurate with the scale of the development. Officers support this view and financial contributions should be secured through the relevant means.

10.21 Public Realm An integral part of the scheme is the creation of a large element of new public space within the centre of the site currently to be known as ‘Vauxhall Square’. Further to this the applicant is proposing to reconstruct the relevant section of Bondway and Miles Street to create a shared surface, deliver improvements to the Miles Street railway tunnel and to create a new pedestrian route continuing southwards from Bondway to link in with Wandsworth Road to be known as ‘New Lane’. In terms of Miles Street it is required that the full length of Miles Street from its junction with Wandsworth Road through to South Lambeth Road is included in scope of works and not just the length from Wandsworth Road through to the viaduct.

10.22 Overall it is recognised that, subject to agreement on materials and specifications, this scheme could offer the significant improvements to the public realm needed in this area to accommodate both the demands of this scheme and also the numerous other major developments proposed within the VNEB area. The scheme also proposes a new formal pedestrian crossing on Wandsworth Road linking this site to the Linear Park and this is shown on the proposed plans on a diagonal angle so as to best meet expected desire lines and alterations are also proposed to the existing formal crossing on Parry Street from the site to the bus station. The design and location of the proposed pedestrian crossings, particularly from Wandsworth Road one, are critical to the acceptability of this scheme and would need to be agreed prior to in-principle with TfL prior to consent being granted.

10.23 Servicing & Coach Parking A range of servicing options is proposed to cater for the various uses contained on the site with large delivery vehicles accommodated off-street within a

dedicated service yard. Swept paths have been submitted to demonstrate that a range of vehicle sizes can enter and exit the site in a forward gear but in line with the comments above in relation to the basement car park access these should be reviewed. A Servicing Management Plan will be needed to ensure that all elements of deliveries and servicing are appropriately managed.

10.24 An on-street 15m bay is proposed on the eastern side of Miles Street that would accommodate coaches for drop-offs and pick-ups. The applicant has also suggested that when necessary a coach could be parked overnight within the service yard and whilst this is supported in principle the management of this would need to be picked up in both the Servicing Management Plan and the Car Parking Management Plan.

10.25 Travel Plan Given the scale of the development it is critical that all uses within the site are covered by an appropriate Travel Plan (TP). The applicant has already submitted a Framework Travel Plan for the site as a whole and this would form a good basis for future detailed Travel Plans as the development comes forward and individual occupiers are identified with all TPs in accordance with TfL’s relevant guidance ‘A New Way to Plan’. The delivery of the TPs as well as the standard £1000 monitoring fee should be secured through the Section 106 Agreement.

10.26 Construction Management Plan A full Construction Management Plan should be submitted for approval prior to implementation and strictly adhered to thereafter in order to minimise any disruption to the surrounding highway.

10.27 Transport for London (TfL) TfL originally raised objection to the proposed crossing spanning across Wandsworth Road. However, since then, the applicant has amended the proposed crossing so that it is staggered, allowing traffic to be easily accommodated along this stretch of Wandsworth Road. In relation to the gyratory, as the study emerges, the design in the location needs to be quite dynamic to respond to the possibility with one option of routing buses up Bondway. This form of direction would be secured by the Section 278 Agreement.

10.28 TfL welcomes the applicant’s proposals to upgrade the crossing from the bus station across Parry Street to the site. Whilst this may be delivered by the developers via the Section 278 Agreement a similar level of flexibility in the wording is needed akin to the Wandsworth Road layout due to the dynamic nature of the gyratory work. This would be secured via the Section 278 Agreement.

10.29 In summary the proposed scheme would facilitate a significant improvement to Vauxhall and the VNEB area. This would be achieved through extensive public realm works associated with the scheme and the works being delivered

internally within the development, through the introduction of the public square. The development would also provide extensive public contributions associated with the scheme. In this instance officers raise no objection to the transportation and accessibility mitigation measures being proposed as part of the Vauxhall Square development.

10.30 Conclusion The scheme is considered to be policy compliant when considered against the key transportation policies. The scheme will be contributing to the wider regeneration and strategic infrastructure improvements required around Vauxhall and the wider VNEB area.

11 Sustainability and Renewable Technology

11.1 Policies 5.1 and 5.2 of the London Plan sets out a minimum target reduction for carbon dioxide emissions in buildings up until 2013 of 25% over the Target Emission Rates outlined in the national Building Regulations. Developments should follow the following energy hierarchy: 1 Be lean: use less energy; 2 Be clean: supply energy efficiently; 3 Be green: use renewable energy

11.2 Policy S7 of the Core Strategy ensures that future development, including construction of the public realm, highways and other physical infrastructure, achieves the highest standards of sustainable design. The policy further states that major developments should achieve a reduction in carbon dioxide emissions in line with London Plan targets through energy efficient design, decentralised heat, cooling and power systems and on-site renewable energy generation and requiring all other development to achieve maximum feasible reduction in carbon dioxide emissions through these measures.

11.3 The applicant has submitted two documents referring to a ‘Energy Statement’ produced by Hoare Lea Consulting Engineers and a ‘Sustainability Statement’ produced by Waterman Energy, Environment and Design Limited.

11.4 CLS intends to undertake Code for Sustainable Homes (Code) and BREEAM assessments for the development. CLS is seeking to achieve Code ‘Level 4’ for the residential dwellings and BREEAM ‘Excellent’ ratings for the non-domestic and multi-residential elements of the development. BREEAM and Code Pre-assessments have been undertaken by Hoare Lea as the basis for developing a strategy for achieving the target ratings.

11.5 A range of passive and active energy efficiency measures are to be employed within the development, which are set out in the Energy report, as submitted in support of the application, and the following technologies have been appraised as potential low and zero carbon (LZC) systems for use on the project and have been deemed suitable:

• Gas-fired combined heat and power (CHP)

• Ground source heat pumps (GSHP)

• Photovoltaic (PV) modules for electricity generation

11.6 The energy statement concludes the regulated carbon dioxide emissions reduction would be 28% on average lower than the Part L compliant development. This is supported by officers. The proposed reduction in carbon emissions have been secured within the Section 106 Agreement. Furthermore, the details of the renewable technologies have been secured via a condition.

12 Refuse and Recycling

12.1 Policy S8 of the Core Strategy states the Council will contribute to the sustainable management of waste in Lambeth.

12.2 The applicant has submitted a waste strategy produced by GL Hearn. The development proposes seven buildings with different planned uses. The most commonly used waste containers for the storage of general waste would be 1100litre Eurobins. These would be stored on site in the basement or service areas between scheduled collections. Typical Eurobin dimensions are 1360mm wide x 1050mm deep and 1350mm high, requiring a minimum floor area of 1.4sqm.

12.3 The development would be installed with compactors, which would be installed to a number of buildings. The total number of bins being proposed in the strategy for waste when non-compacted is 467, when compacted this equates to 94, this is a significant reduction. This is supported by officers. Conditions have been imposed requesting further details in relation to the waste strategy being proposed as part of the application.

13 S106, CIL, Impact Upon Local Infrastructure, and Benefits for the Wider Community

13.1 The Community Infrastructure Levy Regulations 2010 explicitly set out that planning permission should only be granted subject to completion of a planning obligation where the obligation meets all of the following tests. A planning obligation should be: (i) necessary to make the development acceptable in planning terms; (ii) directly related to the development; and (iii) fairly and reasonably related in scale and kind to the development.

13.2 Policy S10 of the Core Strategy sets out the circumstances in which planning obligations will be expected from developers. In particular it sets out that planning obligations will be sought to mitigate the direct impact of development, secure its implementation, control phasing where necessary, and to secure and contribute to the delivery of infrastructure made necessary by the development - subject to the particular circumstances of the development in question and the nature and extent of impact and needs created.

13.3 With specific regard to Vauxhall, Policy PN2 of the Core Strategy sets out that the council will ensure that development is linked with the wider area and that it secures benefits for the wider community through contributions to necessary social and physical infrastructure needs arising from development in particular for public transport, education and other community facilities and securing

employment and training opportunities to address issues of worklessness in the borough and the setting up of a local project bank in order to mitigate the impacts of development.

13.4 The Council’s adopted SPD on planning obligations sets out the general circumstances across the borough where monies towards community infrastructure would be expected and a framework for calculating amounts that would likely be sought.

13.5 More recently, the GLA published the VNEB Development Infrastructure Funding Study (DIFS) (October 2010) which investigates the infrastructure required to support the delivery of the expected development within the OAPF. The DIFS proposes a tariff based system for the collection and pooling of monies towards the various infrastructure requirements.

13.6 At Cabinet in January 2012, the Council resolved to adopt the DIFS tariff for the purposes of negotiating Section 106 contributions within the Vauxhall area of the VNEB OA. This decision has been subsequently included in the draft Vauxhall Supplementary Planning Document. The approach adopted translates the various identified costs of infrastructure (Northern Line Extension; other transport; education; health; open space; community and other facilities) into a planning tariff charge expressed in the form of contributions per square metre and per residential unit (£ per sq. metre) to be applied to residential; office; mixed use retail; retail and hotel and other floor space. Two sets of residential tariffs were proposed relating to higher values along the riverside (Zone A) and lower values inland (Zone B). The level of the tariff is based on modelling the overall envelop of financial viability for the various new land uses predicted in the VNEB OA, with for the case of residential provision a variation, of what is viable in relation to the level of affordable housing. For Zone B, which is applicable to the Vauxhall Square scheme, this was modelled at £15,000 for 40% affordable provisions, and £20,000 for 15% affordable provision.

13.7 The application of the DIFS for the purposes of securing planning obligations towards the delivery of necessary infrastructure was formally ratified by the Mayor on the adoption of the VNEB OAPF in March 2012.

13.8 Using the DIFS tariff adopted by the council, the development would be expected to provide a significant contribution of which the VNEB Strategy Board would then allocate to identified projects in the VNEB area. This is based on the net floorspace increase for B1 office, retail, student accommodation, and hotel provision within the scheme, and a charge on residential units based on the application of a sliding scale of a tariff charge, based on the provision of affordable housing at approximately 21.2% requiring a £19,000 contribution per residential unit.

13.9 On 1st April 2012, the Mayor’s Community Infrastructure Levy (CIL) came into effect across London to secure funding for Crossrail. The application development would be subject to a CIL charge, based on £35 per sq m on all new net floorspace based on Gross Internal Area. This floorspace figure applies to the retail, B1 office, residential, basement, and plant areas. At the time of writing further information and clarification is awaited from CLS

Holdings on these floorspace figures.

13.10 In the context of the overall level of viability of charges on development being set by the VNEB Tariff,, and the London Mayor’s CIL having priority as adopted CIL, the VNEB DIFS tariff is required to be adjusted to accommodate the application of the London Mayor’s CIL, This means that the actual VNEB Tariff will be adjusted to a lower figure.

13.11 The application is being recommended for approval on the basis of the following package of s.106 planning obligations, which are considered to satisfy the s106 tests set out in the Community Infrastructure Levy Regulations.

13.12 S106 Heads of Terms

In line with identified VNEB Tariff requirement an overall tariff charge of up to £12,610,730 will form a baseline financial contribution. This is subject to adjustment based on

(a) the deduction of the Mayoral CIL from the tariff due, at approximately £4,043,000.

(b) the off setting of some of the works to Miles Street (which qualify for

30% contribution from the Tariff as a Strategic Link improvement as set out Development Infrastructure Funding Study), which equates to £273,000

(c) A contribution shall be made to a sum of £200,000 towards Vauxhall

Park.

The total VNEB tariff sum payable to the Council is therefore calculated to £8,294,730

13.13 Affordable Housing

• A minimum of 21.2% of the proposed housing would be affordable and this would be split between affordable rent and intermediate units.

• The proposed split between affordable rent and shared ownership would be 58%/ 42%.

• A review mechanism will be triggered one third of the way through private residential sales. If achieved and projected sales values exceed the level required to render the scheme economically viable, 50% of the surplus will be used to provide a commuted sum payment in lieu of additional affordable housing. This commuted sum payment will be capped at £12,740,000, which has been calculated to equate to the shortfall in affordable housing provision against the policy requirement of 40% of units.

• The delivery of the affordable housing (Wendle Court) shall commence no later than the completion of the sale of the 135th private residential

unit.

13.13 Additional S 106 contributions will be sought for items included within the adopted S 106 planning applications SPD, which have not been addressed in the VNEB Development Infrastructure Study:

13.14 Employment and Training

• General Employment & Training £120,000

• Local training in Construction £75,000

• A S106 Monitoring and Fee payment of £200,000

• A single contact for all training and employment opportunities

• All job opportunities to be advised to the local Lambeth JobCentre Plus as least 96 hours prior to general release

• Confirmation that the applicant will work with the council to maximise business, employment and training opportunities for local people and businesses

• A reporting regime to monitor the success of the jobs and training strategy.

13.15 Transport and Highways

Furthermore, in relation to direct site mitigation in terms of public realm and transport the following requirements will be met as planning obligations

• Permit Free for all dwellings

• Car Club membership and spaces

• Travel Plan

• £7,500 should be secured towards the provision of a Legible London sign

• £195,000 should be secured towards the provision of a 32 space Cycle Hire station. In addition a licence should be agreed between TfL and the applicant to allow the cycle hire station to be operated and maintained 24 hours a day by TfL. This should come at no cost to TfL.

• Public realm improvements on Bondway costed at £490,000. The applicant would undertake these works directly but the cost will still need to be identified in the S106.

• Public Realm improvements to Miles Street costed at £790,000. The applicant would undertake these works directly but the cost will still need

to be identified in the S106. As noted above an allowance of £273,000 (or 30% of total cost) has been deducted from the VNEB tariff contribution in accordance to the approach set in the Development Infrastructure Funding Study.

13.16 Open space, Public Art, Play space and Biodiversity

• Site hoarding strategy

• Public art strategy for the site

• Estate management plan to be submitted to contain details of:

a. Hours of unrestricted public access through site,

b. cleaning and maintenance plan

• security management plan

13.17 Energy and Sustainability

• All residential units to achieve a minimum of Code for Sustainable Homes level 4.

• Office development to achieve BREEAM Office Standards 2008 Excellent credit rating

At least 25% reduction in Carbon Dioxide emissions through the use of renewable energy sources, decentralised energy and energy efficiency measures. A proportion of reduction in Carbon dioxide emissions through the use of on-site renewable energy sources.

13.18 Student Accommodation The student housing will need to be secured in perpetuity as such, so as to forego the otherwise expected requirement to provide affordable housing.

13.19 Hotel Accommodation The proposed hotel suites situated in the south tower shall not be used by the same occupier for more than 90 consecutive days.

13.20 Community Rooms The proposed community room situated within the pavilion building situated on Miles Street shall be retained in perpetuity throughout the duration of the use of the development and should be provided on an affordable rent and managed in accordance with a management plan to b submitted and agreed.

13.21 Vauxhall Community Chest The principle of the Community Chest has been set out within the Vauxhall SPD

which has been subject to consultation. The details of the level of the contributions required are subject to further work. The applicant has agreed that in principle each occupier of both private residential and student units shall make payment towards the Vauxhall Community Chest

13.22 Hostel Accommodation A security management plans for the proposed hostel accommodation shall be submitted to the Council prior to the occupation of this building.

13.23 Accessibility

• All residential units to be built to Lifetime Home Standards

• At least 10% of units provided shall be constructed to wheelchair accessible standards.

• At least 10% of the hotel accommodation shall be wheelchair accessible.

• At least 10% of the student accommodation shall be wheelchair accessible

14 Conclusion

14.1 The proposed development would provide an extensive range of uses as part of

this mixed use development which is considered to be acceptable. This would facilitate a significant uplift in employment floorspace which would create jobs and training apprenticeships during the construction phase of the development. Furthermore, this would provide economic activity to local businesses after the construction and legacy phase of the development, creating further jobs in both the Vauxhall and VNEB area. The proposed retail offer would provide further jobs and socio economic benefits and vibrancy to the Vauxhall Heart.

14.2 There would be a significant uplift in housing as part of the development which would also provide affordable units in the form of both affordable rent and intermediate ownership. This would add to the housing targets in the borough and provide a varied mix of residential units to cater for different residential types and requirements.

14.3 The proposed public realm benefits associated with the scheme would be extensive in the form of private, shared and public amenity spaces. This development would facilitate the linkages, accessibility and permeability with the wider Linear Park throughout the VNEB area. The public square would also allow this area to be used for various public uses, bringing further activity and vibrancy to this area of Vauxhall. Furthermore, the proposed public realm works would facilitate linkages through the site and the wider area.

14.4 The two towers would be in accordance with the strategy for the VNEB area and the buildings cluster. Even though that the proposed heights of the towers may give rise to minor impacts to heritage assets, it is considered that the development provides extensive regenerative benefits and on this basis the development would be acceptable.

14.5 The overall height, scale, bulk and design of the remaining buildings would

provide further regenerative benefits on the site and the wider VNEB area and on this basis the proposed development would be acceptable.

14.6 Regard has been given to residential amenity of adjoining neighbours to the development. It has been assessed that there would be potential impact to the terrace properties, however, given that the development ins an area where high-rise development is acceptable in principle and considering the regenerative benefits the development would bring, the proposal would be acceptable.

14.7 The applicant has designed a scheme which would be compatible with future changes of the gyratory. This has been considered and officers welcome this. Furthermore, the proposed scheme would have limited impact on the efficiency and safety of the current transport network system.

14.8 The proposed development would provide a range of renewable technologies which would be used within the development to reduce associated of carbon emissions as part of the scheme. In this instance the technologies proposed would exceed the both local and London Plan policies and as result the building would be acceptable in this respect.

14.9 The proposed development would provide extensive measures which would be installed as part of the development to enable effective recycling and refuse collection facilities for both the commercial and residential uses.

14.10 The proposed Section 106 Contributions would ensure benefits for the wider community to social and physical infrastructure needs arising from the development particular for public transport, education and other community facilities and securing employment and training opportunities to address issues of worklessness in the borough.

15 Recommendation

15.1 Grant conditional planning permission subject to a Section106 Agreement and Stage 2 Referral to the GLA

16 Summary of Reasons

16.1 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:

16.2 Core Strategy Policies S1,S2, S3, S4, S5, S6, S7,S8, S9, S10 and PN2; Saved UDP Policies 7,9,14, 19, 21, 23, 26, 29, 30, 31, 32, 33, 35, 37, 38, 39, 40, 41, 43, 45, 47 and 50.

17 Recommended Conditions

1. The development to which this permission relates must be begun not later

than the expiration of five years beginning from the date of this decision notice. Reason: To comply with Section 91(1) (a) of the Town and Country Planning Act 1990. 2. The development hereby permitted shall be carried out in accordance with the approved plans listed in this decision notice, other than where those details are altered pursuant to the requirements of the conditions of this planning permission. Reason: Otherwise than as set out in the decision and conditions, it is necessary that the development be carried out in accordance with the approved plans for the avoidance of doubt and in the interests of proper planning. 3.Prior to the commencement of works for a relevant part of the development (with the exception of demolition and site investigation works) to submit for written approval by the local planning authority a construction sequencing plan for the relevant parts and the pavilion buildings”. Reason: To ensure that the development sequencing and provision of detailed design information occurs in a satisfactory order. Environmental Mitigation 4. Before any demolition commences for a relevant part of the development full details of the proposed demolition methodology, in the form of a Method of Demolition Statement, shall be submitted to and approved in writing by the local planning authority for the relevant parts. The Method of Demolition Statement shall include details regarding: consultation with neighbours regarding the timing and coordination of works; 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 demolition upon the amenity of the area and the function and safety of the highway network. Demolition shall not begin until provision has been made to accommodate all site operatives', visitors' and vehicles loading, off-loading, parking and turning within the site or otherwise during the demolition period in accordance with the approved details. The details of the approved Method of Demolition Statement must be implemented and complied with for the duration of the demolition process. Reason: To minimise danger and inconvenience to highway users. (Policy 9 of the Saved Unitary Development Plan and Policy S4 of the Core Strategy) 5. Before any relevant part of the development commences (other than demolition and site investigation works) 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 for that relevant part The Method of Construction Statement shall include details regarding: consultation with neighbours regarding the timing and coordination of works; 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 upon the amenity of the area and the function and safety of the highway network. The development shall not begin until provision has been made to accommodate all site operatives', visitors' and construction vehicles loading, off-loading, parking and turning within the site or otherwise during the construction period in accordance with the approved details. The details of the approved Method of Construction Statement must be implemented and complied with for the duration of the construction process. Reason: Reason: To minimise danger and inconvenience to highway users. (Policy 9 of the Saved Unitary Development Plan and Policy S4 of the Core Strategy) Design 6. Notwithstanding the details shown on the drawings hereby approved, full particulars of the following shall be submitted to and approved by the Local Planning Authority in writing prior to commencement of the relevant parts of the development above ground (other than demolition) unless otherwise agreed in writing by the Local Planning Authority. The development shall not be carried out otherwise than in accordance with the details thus approved. a. A sample board for all external materials; b. Façade design and detailing at a sufficient scale to include details of the

precast concrete, reveal depth, glass, solar glare mitigation, mullion, transom and their supporting structure, opening windows (or equivalent), the integration of the façade cleaning rails and any external louvres, illustrating the different conditions over the building;

c. Details of building soffits; d. Full ground and first floor detailed elevations of the buildings and retail

pavilion including details of entrance doors, canopies, fire escapes and service doors;

e. Details of basement ventilation strategy. f. Details of louvers, PV panels, façade cleaning equipment, plant and

machinery and other excrescences at roof level Reason: To ensure that the external appearance of the building is satisfactory and does not detract from the character and visual amenity of the area along with setting of the adjoining conservation and listed buildings in accordance with policies 31, 33, 40, 45 and 47 of the Saved Unitary Development Plan along with policy S9 of the Core Strategy. 7. A detailed signage/advertisement strategy shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of all works above ground. All signage/advertisement to be affixed to the building to be in accordance with the approved strategy unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the appearance of the development is satisfactory and does not detract from the character and visual amenity of the area (Policies 33 and 37 of the Saved Unitary Development Plan and Policy S9 of the Core Strategy). 8. Prior to the commencement of any relevant works, full details of a lighting strategy for any lighting to be affixed to the building shall be submitted to and approved in writing by the local planning authority. The approved lighting shall be installed before the relevant part of the development is first occupied, or in accordance with an agreed implementation strategy, and retained thereafter for the duration of the development in accordance with the approved details. Reason: To ensure that satisfactory attention is given to detailed design, to security and community safety and to providing acceptable living environments for future residents of the development (Policy 7, 32 and 33 of Lambeth’s Unitary Development Plan and Policies S2, S9 and PN2 of Lambeth’s Core Strategy). 9. No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of buildings. Reason: To ensure an appropriate standard of design (Policy 33 Lambeth’s Unitary Development Plan and Policy S9 and PN2 of Lambeth’s Core Strategy). 10. A landscaping scheme, including hard and soft landscaping, street furniture and lighting, illustrated on detailed drawings shall be submitted to and approved by the Local Planning Authority, in writing, prior to completion to shell and core for the relevant parts of the development. Soft landscaping details to include the planting of trees and shrubs showing species, type of stock, numbers of trees and shrubs to be included and showing areas to be grass seeded or turfed, planter profiles; all hard landscaping including all ground surfaces, seating, lighting of all external public areas, refuse disposal points, designated smoking areas, secure and covered cycle stands, bus stands and other structures, railway/basement ventilation, vehicle crossovers/access points, any ramps or stairs plus wheel chair access together with finished ground levels and site wide topographical levels; all landscaping in accordance with the scheme, when approved, shall be carried out in accordance with a timescale to be agreed in writing with the Local Planning Authority, and shall be maintained to the satisfaction of the Local Planning Authority for a period of ten years, such maintenance to include the replacement of any plants/trees that die, or are severely damaged, seriously diseased, or removed, upkeep of ground surfaces and hard landscaping features as well as cleaning schedule to include removal of graffiti/chewing gum. Reason: To provide a high environmental standard in the interest of the site and wider area (Policies 31, 33, 39 of the Saved Unitary Development Plan and Policy S9 of the Core Strategy). Residential Amenity 11. Prior to commencement of building works above ground, full details of sound

insulation for the residential units which shall show how the building has been designed to meet the following standards, shall be submitted to and approved in writing by the local planning authority: a) for living rooms, 35 dB(A) LAeq 16 hour between 0700 and 2300 hours; b for bedrooms, 30 dB(A) LAeq 8 hour between 2300 and 0700 hours; and c) 45 dB(A) max for any individual noise event (measured with F time

weighting) between 2300 and 0700 hrs The development shall be carried out in accordance with the approved details. Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future occupiers (Policy S2 of Lambeth’s Core Strategy). 12. There shall be no amplified sound, speech or music used in connection with the commercial premises hereby approved which is audible above background noise levels when measured outside the nearest residential property other than when ‘events’ are taking place in the public square provided such events have been pre-approved by the Local Planning Authority. . Reason: To safeguard the amenities of future residential occupiers and the surrounding area (Policies 7 and 29 of Lambeth’s Unitary Development Plan and Policy S2 of Lambeth’s Core Strategy). 13. Prior to commencement of all works above ground, a strategy for the location of building services shall be submitted to and approved in writing by the Local Planning Authority. Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future residential occupiers or of the area generally (Policy 7 and 29 of Lambeth’s Unitary Development Plan and Policy S2 and PN2 of Lambeth’s Core Strategy). 14. Prior to commencement of relevant works, full details of internal and external plant equipment and trunking, including building services plant, ventilation and filtration equipment and commercial kitchen exhaust ducting / ventilation to terminate at roof level, shall be submitted to and approved in writing by the local planning authority. All flues, ducting and other equipment shall be installed in accordance with the approved details prior to the use commencing on site and shall thereafter be maintained in accordance with the manufacturers’ instructions. Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future residential occupiers or of the area generally (Policy 7 and 29 of Lambeth’s Unitary Development Plan and Policy S2 and PN2 of Lambeth’s Core Strategy). 15. Noise from any mechanical equipment or building services plant shall not exceed the background noise level when measured outside the window of the nearest noise sensitive or residential premises, when measured as a L90 dB(A) 1 hour.

Reason: To protect the amenities of future residential occupiers and the surrounding area (Policies 7 and 29 of Lambeth’s Unitary Development Plan and Policy S2 of Lambeth’s Core strategy). 16. Notwithstanding, the approved plans, details of the floor layout and elevations of Wendle Court shall be submitted to the Local Planning Authority. The development shall thereafter be constructed in accordance with the approved plans. Reason: To maximise the maximum amount of daylight and sunlight into Wendle Court in accordance with policy 33 of the Saved Unitary Development Plan. Public Safety 17. Prior to occupation of all works above ground, 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: 1.) Secured by Design physical protection measures to be incorporated in both

the commercial and residential units. 2.) The internal walls separating the commercial units incorporate a steel mesh

layer to prevent easy access via the neighbouring property. 3.) External & Courtyard communal lighting be to BS 5489 4.) Full audio-visual access control measures are incorporated where

necessary 5.) Monitored Alarm facilities should be provided to the commercial units. 6.) CCTV is recommended at the entrance and around the exterior of the site 7.) Plant rooms to be lockable with robust security rated doors 8.) Bin stores to be lockable 9.) Cycle stores to be lockable 10.) Security rated doors and windows for each unit 11.) Good lighting to achieve a minimum of 0.25 uniformity Reason: To ensure that satisfactory attention is given to security and community safety (Policy 32 of the Saved Unitary Development Plan). 18. Prior to use of the development commencing an Evacuation Plan for safe access from the basement levels of the development to an upper level and a detailed flood warning system is submitted to and approved in writing by the local planning authority. The development shall be operated in accordance with the plan thereafter. Reason: To reduce the risk to people using the basement levels in case of flooding due to breach or overtopping of the Thames tidal flood defences (Policy S6 of Lambeth’s Core Strategy).

19. Prior to the commence of the development of above ground works of Wendle court or Miles Street South, a strategy shall be submitted to the Local Planning Authority in relation to the use, function and management of the proposed New Lane within the development. This shall be in consultation with Network Rail. The development shall be operated in accordance with the plan thereafter. Reason: To ensure that satisfactory attention is given to security and community safety (Policy 32 of the Saved Unitary Development Plan). 20.Prior to first occupation of the development (excluding Wendle Court and Miles Street South) details of the events strategy outlining the use and functionality of the public ‘square’ shall be submitted to the Local Planning Authority. The development shall be operated in accordance with the plan thereafter. Reason: To ensure that satisfactory attention is given to security and community safety (Policy 32 of the Saved Unitary Development Plan). Highways, Access and Parking 21. A Delivery and Servicing Management Plan shall be submitted to and approved in writing by the local planning authority prior to use of the relevant part of the development commencing. The Plan shall require that no deliveries for the B1 or A1-A5 uses hereby approved shall be taken to, or dispatched from, the site before 0700, unless otherwise agreed in writing by the Local Planning Authority. The measures approved in the Plan shall be implemented prior to the relevant uses commencing and shall be so maintained for the duration of the relevant uses. Reason: To ensure that the delivery arrangements to the building as a whole are appropriate (Policies 9 and 33 of Lambeth’s Unitary Development Plan and Policies S2 and S4 of Lambeth’s Core Strategy). 22. Prior to commencement of a relevant part of the development above ground (other than demolition) full details outlining the scheme parking for the office and residential accommodation, garaging, manoeuvring, and the loading and unloading of vehicles shall be submitted to and approved in writing by the local planning authority and be laid out in accordance with the approved details prior to the 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 (Policies 9 and 14 of Lambeth’s Unitary Development Plan and Policy S4 of Lambeth’s Core Strategy). 23. No part of the relevant building hereby permitted shall be occupied or used until the relevant provision for cycle parking shown on the application drawings has been implemented in full and the cycle parking shall thereafter be retained

solely for its designated use. Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport. (Policies 9 and 14 of Lambeth’s Unitary Development Plan and Policy S4 of Lambeth’s Core Strategy). 24. No doors or gates shall be erected in a way that enables them to be opened over or across the adjoining footways, carriageways and rights of way.

Reason: In the interests of public safety and to prevent obstruction of the public highway. (Policies 9 and 14 of Lambeth’s Unitary Development Plan and Policy S4 of Lambeth’s Core Strategy). 25. At least 4 of the vehicular parking spaces shall be provided with electrical charging points for electric vehicles. Reason: To encourage the uptake of electric vehicles in accordance with London Plan Policy 6.13. Water, Drainage and Waste 26. No development above ground (other than demolition) shall commence on site until such time as impact studies pertaining to the existing water supply infrastructure have been submitted to and approved in writing by the local planning authority. The studies should determine the magnitude of any new additional capacity required in the system, a suitable connection point and measures for overcoming impact on the water supply infrastructure. The development shall be implemented in accordance with details approved in writing by the local planning authority. Reason: To ensure that the water supply infrastructure has sufficient capacity to cope with additional demand generated by the development (Policies S2 and PN2 of Lambeth’s Core Strategy). 27. Development shall not commence above ground (other than demolition) until a drainage strategy, detailing any on and/ or off-site drainage works, has been submitted to and approved in writing by the local planning authority. The development shall thereafter be constructed in accordance with the approved details. Reason: To ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community (Policy S6 of Lambeth’s Core Strategy). 28. The development hereby permitted shall only be operated in accordance with a Waste Management Strategy for the relevant part of the development to be submitted and approved in writing by the local planning authority prior to the use of the relevant part of the development commencing. Reason: To ensure that adequate provision is made for the storage of refuse

and the provision of recycling facilities on the site and in the interests of the amenities of the area. (Policies 9 and 33 of Lambeth’s Unitary Development Plan and Policies S8 and S9 of Lambeth’s Core Strategy). 29. The development permitted by this planning permission shall only be carried out in accordance with the approved Flood Risk Assessment (FRA) by Waterman Transport and Development Ltd (dated April 2012) and the following mitigation measures detailed within the FRA:

• Provision of on site surface water runoff attenuation of 495 cubic meters

• Finished floor levels are set no lower than 4.11m above Ordnance Datum (AOD)

The mitigation measures shall be fully implemented prior to occupation and subsequently in accordance with the timing/phasing arrangements embodied within the scheme, or within any other period as may subsequently be agreed, in writing, by the Local Planning Authority.

Reasons: To prevent flooding by ensuring the satisfactory storage of/disposal of surface water from the site; to reduce the risk of flooding to the proposed development and future occupants. To ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community (Policy S6 of Lambeth’s Core Strategy). 30. Prior to the commencement of development of the relevant part of the development approved by this planning permission (or such other date or stage in development as may be agreed in writing with the Local Planning Authority), the following components of a scheme to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the Local Planning Authority:

1. A desktop study, site investigation scheme and intrusive investigation, based on the above report, to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. The desk study will identify all previous site uses, potential contaminants associated with those uses, a conceptual model of the site indicating sources, pathways and receptors and any potentially unacceptable risks arising from contamination at the site. The site investigation scheme will provide information for an assessment of the risk to all receptors that may be affected, including those off site. The risk assessment will assess the degree and nature of any contamination on site and to assess the risks posed by any contamination to human health, controlled waters and the wider environment;

2. The results of the site investigation and detailed risk assessment referred to in (1) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken;

3. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (2) are complete and identifying any requirements for longer-term

monitoring of pollutant linkages, maintenance and arrangements for contingency action

Any changes to these components require the express consent of the Local Planning Authority and such consent is not to be unreasonably withheld . The scheme shall be implemented as approved and any required remediation works completed prior to the commencement of development (other than demolition). Reason: For the protection of Controlled Waters. The site is located over a Secondary Aquifer and it is understood that the site may be affected by historic contamination from past activities and current conditions. To ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community. To remove the risk of contaminated land in the interests of the safety of residents and visitors (Policy 7.13 of the London Plan and Policy S6 of Lambeth’s Core Strategy). 31. 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 on the relevant part of the site 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 and reported to the satisfaction of the Local Planning Authority. Reason: Given the history of the site, there is a potential for unexpected contamination to be identified during ground works, particularly during basement ground works. We should be consulted should any significant contamination be identified that could present an unacceptable risk to Controlled Waters. To ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community (Policy S6 of Lambeth’s Core Strategy). 32. Prior to occupation of the development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a ‘long-term monitoring and maintenance plan’) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, if appropriate, and for the reporting of this to the Local Planning Authority. Any long-term monitoring and maintenance plan shall be implemented as approved. Reason: Should remediation be deemed necessary, the applicant should demonstrate that any remedial measures have been undertaken as agreed and the environmental risks have been satisfactorily managed so that the site is deemed suitable for use. To ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental

impact upon the community (Policy S6 of Lambeth’s Core Strategy). 33. Piling or any other foundation designs using penetrative methods shall not be permitted on relevant parts of the site other than with the express written consent of the Local Planning Authority in consultation with the Environment Agency, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details. Reason: The developer should be aware of the potential risks associated with the use of piling where contamination is an issue. Piling or other penetrative methods of foundation design on contaminated sites can potentially result in unacceptable risks to underlying groundwaters. We recommend that where soil contamination is present, a risk assessment is carried out in accordance with our guidance 'Piling into Contaminated Sites'. We will not permit piling activities on parts of a site where an unacceptable risk is posed to Controlled Waters. To ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community (Policy S6 of Lambeth’s Core Strategy). 34. Whilst the principles and installation of sustainable drainage schemes are to be encouraged, no infiltration of surface water drainage into the ground is permitted other than with the express written consent of the Local Planning Authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to Controlled Waters. The development shall be carried out in accordance with the approval details. Reason: Infiltrating water has the potential to cause remobilisation of contaminants present in shallow soil/made ground which could ultimately cause pollution of groundwater. To ensure that sufficient capacity is made available to cope with the new development; and in order to avoid adverse environmental impact upon the community (Policy S6 of Lambeth’s Core Strategy). Heritage 35. No development of the relevant part (other than demolition) shall take place until the developer has secured the implementation of a programme of archaeological work in accordance with a written scheme for investigation which has been submitted to and approved in writing by the local planning authority. The archaeological works shall be carried out by a suitably qualified investigating body acceptable to the local planning authority. Reason: To allow adequate archaeological investigation before any archaeological remains may (Policy 47 of the Saved Unitary Development Plan and Policy S9 of the Core Strategy).

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. Your attention is drawn to the provisions of the Building Regulations, and related legislation, which must be complied with to the satisfaction of the Council's Building Control Officer. 3. Your attention is drawn to the need to comply with the requirements of the Control of Pollution Act 1974 concerning construction site noise and in this respect you are advised to contact the Council's Environmental Health Division. 4. You are advised of the necessity to consult the Council's Street Care team within the Public Protection Division with regard to the provision of refuse storage and collection facilities. 5. As soon as building work starts on the development, you must contact the Street Naming and Numbering Officer if you need to do the following - name a new street - name a new or existing building - apply new street numbers to a new or existing building This will ensure that any changes are agreed with Lambeth Council before use, in accordance with the London Buildings Acts (Amendment) Act 1939 and the Local Government Act 1985. Although it is not essential, we also advise you to contact the Street Naming and Numbering Officer before applying new names or numbers to internal flats or units. Contact details are listed below. Street Naming and Numbering Officer e-mail: [email protected] telephone: 020 7926 2283 fax: 020 7926 9104 6. In response to achieving secure by design standards the applicant is advised to contact: Pc Ann Burroughs, Lambeth Partnership CPDA, London Borough of Lambeth, Community Safety Unit, 205 Stockwell Road, Brixton. SW9 9SL. Phone: 020 7926 2840 and email: [email protected] 7. You are advised that Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and flow rate of 9litres/minute at the point where it leaves Thames Water pipes. The developer should take account of this minimum pressure in the design of the proposed development 8. The applicant is advised to contact London Underground Infrastructure Protection in advance of preparation of final design and associated method statements, in particular with regard to: demolition; excavation; construction methods; security; boundary treatment; safety barriers; landscaping and lighting.

__________________________