ADDRESS: 176 - 177 and 202 Lambeth Road, London, SE1

Application Number: 15/04360/FUL

Case Officer: Ben Le Mare

Ward: Bishops Date Received: 31.07.2015

Proposal: Redevelopment of the site involving the demolition of the existing outbuilding

adjacent to MSSC building and the erection of a four to six storey building to accommodate

1,158m² of office floorspace (Class B1) at ground and basement levels, student ancillary

areas, plant and 131 student bedspaces (Sui Generis) on the upper levels together with

refurbishment of three existing railway arches to accommodate 282m² of flexible

commercial floorspace (Use Class A1, A2, B1(a) and (b)) and the change of use of the

existing MSSC building to 9 self-contained residential units (Use Class C3) with associated

external alterations and ancillary parking and landscaping.

Drawing numbers:

861-EX 1000; 861-EX 1001; 861-EX 1002 Rev A; 861-EX 1003 Rev A; 861-EX 1004 Rev A; 861-EX 1005 Rev A; 861-EX 1006 Rev A; 861-EX 1007; 861-EX 1008; 861-EX 1009 Rev A; 861-EX 1010 Rev A; 861-EX 1011 Rev A; 861-EX 1012 Rev A; 861-PL 1000; 861-PL 1001 Rev A; 861-PL 2000 Rev A; 861-PL 2001 Rev A; 861-PL 2002 Rev A; 861-PL 2003 Rev A; 861-PL 2004 Rev B; 861-PL 2005 Rev A; 861-PL 2006 Rev A; 861-PL 2007 Rev B; 861-PL 2008 Rev B; 861-PL 2009 Rev B; 861-PL 2010 Rev A; 861-PL 2011 Rev A; 861-PL 2012 Rev A; 861-PL 2013 Rev A; 861-PL 2014 Rev A; 861-PL 3000 Rev A; 861-PL 3001 Rev A; 861-PL 3002 Rev A; 861-PL 3003 Rev A; 861-PL 3004; 861-PL 3005 Rev A; 861-PL 3006 Rev A; 414-010 Rev E; 414-011 Rev D.

Documents:

Daylight and Sunlight Report by Anstey Horne (16.05.2015); Planning Statement by Rolfe

Judd Planning; Design and Access Statement by HFBT Architects; Heritage Statement by

MOLA (May 2015); Historic Environment Assessment (Archaeology) by MOLA (May 2015);

Energy Strategy (and Addendum – 05.11.2016) by Hoare Lea; Sustainability Statement

(and Addendum – 05.11.2016) by Hoare Lea; Student Management Plan by Downing

Property Services; Transport Statement (including Travel Plan) by JMP; Arboricultural

Report by Landscape Projects (27.04.2015); Air Quality Assessment by WYG Planning &

Environment (March 2015); Noise and Vibration Impact Assessment by PDA (May 2015);

Flood Risk Assessment (including Drainage Strategy) by JMP (May 2015); Extended Phase

1 Habitat Survey by WYG (23.03.2015); Student Accommodation Market in Lambeth

(Student Needs Assessment) by Savills (21.05.2016); Ground Investigation Report by GEA

(May 2015).

RECOMMENDATION:

Grant conditional planning permission subject to a signed Section 106 Agreement.

Applicant:

Downing

c/o agent

Agent:

Rolfe Judd Planning

Old Church Court, Claylands Road

Oval, London SW8 1NZ

SITE DESIGNATIONS

Relevant site designations:

Type of designation Applicable designation

Listed Building Adjoining Grade II listed buildings

Conservation Area (CA) Lambeth Palace Conservation Area

Archaeological Priority Areas North Lambeth

Flood Zone Zone 3a

London Plan (2015) Central Activities Zone (CAZ)

London Plan (2015) Thames Policy Area

LAND USE DETAILS

Site area 0.4 ha

Use Class

Use Description Floorspace (Gross

External Area) / Site

Area / No. of beds

Existing

B1 (a) Offices 1927m²

Sui-Generis Coach parking 0.128ha

Proposed

B1(a) Office accommodation

(inclusive of plant)

1225m²

B1(a) / A1 / A2 Flexible commercial

space

282m²

Sui-Generis Student Accommodation 131 beds

RESIDENTIAL DETAILS

Residential Type

No. of bedrooms per unit Total number

of units

Existing 1 2 3 4 5+

Open market units None

Proposed

Open market units - 7 2 - - 9

Social rent units - - - - -

Intermediate units - - - - -

PARKING DETAILS

Car Parking Spaces

(General)

Car Parking Spaces

(Disabled)

Bicycle Spaces

Existing 24 0 0

Proposed 16 2 131

EXECUTIVE SUMMARY

The application has been submitted on a 0.4ha site which is accessed directly off Lambeth

Road. The existing site comprises a vacant coach park, the historic Martine Society and Sea

Cadets (MSSC) building and vacant railway arches. The site is within the Lambeth Palace

Conservation Area, adjoins Archbishops Park and listed buildings, namely the Grade I

Lambeth Palace.

The proposals include the erection of a new mixed-use 4-6 storey building and the

refurbishment of three railway arches to provide a total gross internal floor area of 5,043m²,

which will include a mix of commercial floorspace at ground floor and basement levels

(primarily B1 offices, with some flexibility for A1 or A2 within the refurbished railway arches),

and student accommodation (comprising 131 studio beds) on the upper levels. The existing

2/3 storey MSSC building would also be converted through extensions and alterations to

provide 9 new Class C3 residential units.

The proposal is considered to react positively to a number of planning considerations in

relation to land use policy. The existing front section of the site is not considered to perform a

strategic role in the provision of coach station facilities. The scheme would deliver the

reprovision of better quality office accommodation for the MSSC, ensuring that they will remain

based on site in the future. Furthermore, the proposed increase in student accommodation

above the 2013 extant permission would contribute to the strategic needs of the CAZ and

perform a role in contributing to the vitality and sustainability of the CAZ as part of London’s

world city offer. As part of this, the proposal also sees the refurbishment of railway arches that

would contribute to the local commercial and retail offer. Where conditioned, or as otherwise

secured within the recommendation, the student accommodation would be suitability

managed as to have no detrimental impact on its neighbours. The provision of 9 new

residential units, comprising two bedroom and family units within the MSSC building is also

acceptable in principle.

The quality and mix of units of the proposed residential element of the scheme is appropriate,

given that it requires the conversion of a historic building. A further key consideration was the

viability of the scheme and its ability to be policy compliant under the Council’s Small Sites

Affordable Housing Policy. The scheme has been subject to an independently verified viability

assessment which shows that the scheme would provide the maximum viable affordable

housing contribution at current levels.

The design of the new building has full regard to the particular heritage sensitivities for the

site. It continues the line of the terrace, without competing with the detailing found at

neighbouring sites allowing them to maintain a hierarchy of focus within the existing terrace.

Furthermore, the element to the building, which increases the northern end of the building

from the extent permission is respectful of the setting of the MSSC building and the wider

conservation area. The use of materials is in the new building is sympathetic to the

surrounding palette, and is used to break down the façade as well as pronounced physical set

backs. The proposed extensions and alterations to the MSSC building equally ensure that its

residential conversion has careful regard to its historic character.

There are no amenity, transport or environmental concerns arising from the development

which would not be addressed through appropriate planning conditions. The package of

Section 106 contributions have been negotiated having full regard to the nature of the

development, to the normal expectations conferred upon developers by the various planning

policy documents, and to the statutory tests for Section 106 obligations set out in the

Community Infrastructure Levy Regulations 2010.

Officers consider that the development would be in general compliance with the Development

Plan for the Borough and there are no material considerations of sufficient weight that would

dictate that the application should otherwise be refused. Officers are therefore recommending

approval of the scheme, subject to conditions and completion of a Section 106 Agreement in

accordance with the presumption in favour of sustainable development conferred upon Local

Planning Authorities by the National Planning Policy Framework (NPPF).

OFFICER’S REPORT

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

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

as it relates to a major application.

SITE AND SURROUNDINGS

1.1 The application site is situated to the north of Lambeth Road, adjacent to railway

arches that lie under the mainline railway between Waterloo and Vauxhall, running

onwards to the Southwest; part of the application site includes three of five existing

arches that straddle the site.

1.2 The site includes the Marine Society and Sea Cadets (MSSC) building at rear of

No.202 Lambeth Road. The MSSC building was purpose built for the former

Archbishop Temple’s Secondary School in 1904 and closed in 1974. The building is in

Neo-Tudor style, two storeys in height in red brick with stone dressings, stone transom

and mullion windows and slated pitched roof with gables. MSSC is accessed from

Lambeth Road through the archway of No. 202.

1.3 Built at the same time as the former school in 1904 No.202 is also designed in Neo-

Tudor style. Located along Lambeth Road No. 202 is a four storeys tall gatehouse in

red brick terminating the end of the terrace. It has stone dressings and tracery with

three heraldic shields, transom and mullion casement windows with leaded lights. A

stone arch with decorated keystone at ground floor provides access to MSSC for

vehicles and pedestrians. MSSC and No.202 are not statutory listed however both are

particularly attractive buildings that make a positive contribution to the conservation

area.

1.4 The site is located within the Lambeth Palace Conservation Area (CA10), one of

Lambeth’s earliest and most significant conservation area designations. The site is in

proximity to designated heritage assets Lambeth Palace (Grade I Listed), Church of St

Mary (Grade II* Listed), The Cottages (Grade II Listed) and Lambeth Palace Garden,

a Grade II Registered Garden. The Grade II Listed terrace 204-214 Lambeth Road is

to the west of the site. This group of designated heritage assets are located west and

northwest of the site, separated by No 202 Lambeth Road and Archbishops Park.

1.5 The site is currently accessed by a dropped kerb junction with Lambeth Road, with a

bus lane starting across the entrance to the site; there is a bus stop to the west of the

site. An undercroft at ground level of No.202 Lambeth Road provides vehicular access

to the MSSC building at the rear of the site.

1.6 The site is immediately adjacent to Archbishops Park, an English Heritage designated

‘Historic Park and Garden’ that is a site of nature conservation and importance which

sits to the north east of the site.

Figure 1: Aerial view of the application site facing north

1.7 To the north of the site, is the five storey residential block known as ‘York House’ that

looks over the Park, to which it shares a boundary. Similarly to the north of York House

is a terrace of two storey properties at Penhurst Place, off Carlisle Lane.

1.8 To the south side of Lambeth Road the closest building is the five storey block at No.93

Lambeth Road, which sits at the corner with Pratt Walk. The other side of this junction

houses the Metropolitan Police Central Communications Command Centre at No.109

Lambeth Road. Given the angle of the railway line as it crosses the site, there are no

directly overlooked buildings. This side of Lambeth Road marks the northernmost

extent of the Vauxhall Nine Elms and Battersea Opportunity Area.

1.9 The front part of the site is currently vacant of any buildings, but tarmaced as hard

standing for use as a coach park (sui generis) with ancillary use of the arches. It slopes

from north to south, with a 1.2m gradient change across the site. The arches under the

railway line have ancillary use as offices to the coach park.

1.10 The site has excellent public transport connections with a Public Transport

Accessibility Level (PTAL) of 6a. There are two Cycle Hire docking stations located to

the west and east of the site along Lambeth Road, as well as being within walking

distance of North Lambeth, Waterloo and Vauxhall tube stations. The site is within a

Controlled Parking Zone (CPZ), zone ‘W’, with control between 08:30 to 18:30 Monday

to Friday and 08:30 to 13:00 on Saturdays.

PROPOSAL

2.1 Full planning permission is sought development the site for a mixed-use scheme

comprising a range of commercial and residential land uses.

2.2 The proposals include the erection of a new mixed-use 4-6 storey building and the

refurbishment of three existing railway arches to provide a total gross internal floor area

of 5,043m², which will include a mix of commercial floorspace at ground floor and

basement levels (primarily B1 offices, with some flexibility for A1 or A2 within the

refurbished railway arches), and student accommodation on the upper levels. The

existing 2/3 storey MSSC building would also be converted to provide 9 new residential

units.

2.3 The scheme comprises the following main components:

Student accommodation over five upper levels accommodating 131 individual

studio units, including amenity space for students on the site in the form of an

internal amenity area at 4th floor level totalling 46.2m², with connection to a

generous roof terrace.

Provision of modern B1(a) office floorspace totalling 1158m² (1225m² inclusive of

plant space) for use by the MSSC - relocation from the existing building.

Refurbishment of the existing MSSC building to create 9 self-contained flats (7 x 2

beds and 2 x 3 beds).

Refurbishment of three railway arches within the railway viaduct on the site to

provide 282m² of flexible commercial floorspace (B1, A1 or A2).

Parking for MSSC operational requirements, 7 off street residential parking spaces

and 1 no. disabled car parking space for visitors to the student accommodation.

Secure cycle parking for the residential units and visitor cycle spaces to meet the

operational requirements of the commercial floorspace and student

accommodation.

Hard and soft landscaping around the existing and proposed buildings.

Figure 2: CGIs of the proposed development

Student Accommodation

2.4 The student accommodation consists of 131 studios over five floors from first floor to

fifth floor level. An entrance and reception area on the ground floor leads to a central

core in the building that provides access to all levels.

2.5 The proposed studio units range in size from 17 to 24m² (net internal area) and

generally include a bed, wardrobe, storage, desk furniture and casual seating along

with kitchen facilities and an en-suite bathroom suite with wash basin, WC and shower

unit. 10% of the units are proposed to be wheelchair accessible.

2.6 There are areas set aside within the basement floor, first floor and fourth floor provide

ancillary student facilities such as a management office, laundry and common rooms.

The basement will also provide 80 cycle parking spaces and refuse storage for student

use.

Figure 3: Indicative floor plans of the student accommodation

Figure 4: Proposed west (top) and north (bottom) elevations

Commercial Uses and MSSC decant

2.7 There is currently has 1927m² of commercial floorspace on site. The scheme proposes

the relocation of the MSSC headquarters to within the new building at basement and

ground floor levels.

2.8 The scheme proposes a total of 1,440m² (GIA) of commercial floorspace across the

application site. This comprises 1,158m² (1,225m² inclusive of dedicated plant areas)

of Class B1 office space within the basement and ground floor of the new building, and

within the three refurbished railways arches where 282m² of flexible commercial

floorspace is proposed including Class A1, A2 and B1(a) or (b) uses.

2.9 The refurbishment works to the arches will consist largely of stripping out and

upgrading the existing internal archway spaces to ‘shell and core’ along with improved

frontages and associated access doors. The proposals will maintain a means of

escape to the laneway or ‘mews’.

2.10 Access to the proposed MSSC offices would be directly from the Lambeth Road and

the refurbished arches will be from the mews laneway between the new building and

the arches themselves. This mews laneway is proposed to be controlled using an

appropriately designed security gate, which will remain open during normal working

hours for staff, visitor and to allow students to access the main entrance to their

accommodation which is now located along the mews. Out of working hours the gates

will have a fob operated lock available to the staff of the commercial units and students

living in the block.

Figure 5: Proposed ground floor plan

Figure 6: Proposed basement floor plan

Figure 7: Floor plan of the student entrances, arches and ‘mews’.

Figure 8: CGI of the proposed ralway arches

Residential Accommodation

2.11 Nine new self-contained residential units are proposed to be located within the existing

MSSC building. The accommodation will be comprised of 7 x 2 bedroom units and 2 x

3 bedroom units. Each unit will be spread across two or three storeys (including the

existing basement) and have access to private outdoor amenity space.

2.12 In order to facilitate the conversion of the building external alterations are proposed

which comprise new dormer windows, doors, terraces, and replacement windows as

well as the removal of external steps.

Figure 9: Proposed external alterations to the MSSC building

Figure 10: Proposed ground floor of the MSSC building

Figure 11: Proposed first floor plan of the MSSC building

2.13 The primary access to these residential units will be via the gatehouse archway at 202

Lambeth Road. This archway allows vehicular access as well as pedestrian access,

and can accommodate vehicles up to the size of large transit vans and minibuses.

2.14 Seven car parking spaces are proposed for residential units. Cycle parking is provided

at the rear of the building in an external storage space.

PLANNING HISTORY

Coach Park Site and Arches 174-176 Lambeth Road

3.1 Application for ‘installation of three single storey portacabins on site to replace existing’

approved July 2000 (ref: 00/00244/FUL).

3.2 Application for ‘installation of galvanised roller shutter doors to arches East and West

elevations along with associated alterations’ approved May 2002 (ref: 02/00707/FUL).

3.3 Application for ‘change of use from warehouse (Use Class B8) to car rental business

(Sui Generis), together with alterations to front elevations of arches’ approved January

2008 (ref: 07/04726/FUL).

3.4 Application for ‘redevelopment of site consisting of the erection of a four to six storey

building to accommodate one 143 sq. m commercial unit (Use Class A1, B1 and D1),

student ancillary areas and plant at ground level and 100 student bedspaces on the

upper levels; refurbishment of three existing railway arches to accommodate two

commercial units totalling 210 sq. m (Use Class A1, B1 and D1) and cycle and refuse

storage; and the provision of one no. disabled parking space, visitor cycle parking and

landscaping’, Approved in August 2013 (ref: 13/01343/FUL).

202 Lambeth Road

3.5 Application for ‘use of main building and annexe building as offices along with

residential use of gatehouse building [Retrospective application]’ withdrawn May 2003

(ref: 03/00355/FUL).

3.6 Application for a ‘Certificate of Lawfulness (Existing) in respect of the use of the main

building and the first floor of the annexe building located east of the main dwelling 202

Lambeth Road as offices (Class B1)’ approved May 2003 (ref: 03/01370/LDCE).

CONSULTATIONS

Statutory Consultees

4.1 Thames Water – No objection

Waste Comments

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

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

of surface water it is recommended that the applicant should ensure that storm flows

are attenuated or regulated into the receiving public network through on or off site

storage. When it is proposed to connect to a combined public sewer, the site drainage

should be separate and combined at the final manhole nearest the boundary.

Connections are not permitted for the removal of groundwater.

A condition should be imposed requiring that no impact piling shall take place until a

piling method statement (detailing the depth and type of piling to be undertaken and

the methodology by which such piling will be carried out, including measures to prevent

and minimise the potential for damage to subsurface sewerage infrastructure, and the

programme for the works) has been submitted to and approved in writing by the local

planning authority in consultation with Thames Water. Any piling must be undertaken

in accordance with the terms of the approved piling method statement.

Water Comments

Thames Water recommend the following informative be attached to this planning

permission. Thames Water will aim to provide customers with a minimum pressure of

10m head (approx. 1 bar) and a flow rate of 9 litres/minute at the point where it leaves

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

in the design of the proposed development.

4.2 The Environment Agency – No objection

Flood Risk Assessment and flooding information

We note that some of the flooding information contained within the submitted FRA by

JMP Consultants Ltd (dated 15 May 2015 with reference ST15234) – namely, the

information obtained from the Environment Agency relating to modelled flood extents

and levels has been superseded, because our tidal River Thames flood modelling has

been updated – to take account of the Thames Estuary 2100 (TE2100) project – since

the information was obtained. We expect to review an up-to-date FRA for any planning

application, in order to ensure that the ‘best available’ flooding information has been

considered. However, on this occasion, we are adopting a pragmatic approach by not

objecting to this planning application, as we believe that the production of an updated

FRA would not materially alter our stance on the proposed development.

Flood mitigation measures

EA are pleased to note that ‘more vulnerable’ residential accommodation will be

located at the first floor level and above within the newly erected element of the

development proposals, with only ‘less vulnerable’ office space located at the ground

floor and lower ground floor (basement) levels, as indicated within the description of

the planning application itself and as confirmed within the submitted FRA.

EA also note that ‘more vulnerable’ residential accommodation will be located at the

ground floor level and above within the converted MSSC building element of the

development proposals, but with sleeping accommodation located at the first floor level

and above, as stated within the submitted FRA.

We recommend that a flood response plan (or flood warning and evacuation plan) is

prepared and submitted to the Local Planning Authority for approval, as referred to

within the submitted FRA.

Groundwater and land contamination

EA note that the site is located over a Secondary Aquifer. However, they do not

consider these development proposals to be high risk, therefore, on this occasion, we

will not be providing detailed site-specific comments with regards to contamination

issues for this site. Nevertheless, they would appreciate being informed if

contamination is subsequently identified that poses a significant risk to controlled

waters.

4.3 Historic England – No objection

Although the NPPF envisages evaluation being undertaken prior to determination, in

this case consideration of the nature of the development, the archaeological interest

and/or practical constraints are such that a condition could provide an acceptable

safeguard. A condition is therefore recommended to require a two-stage process of

archaeological investigation comprising: first, evaluation to clarify the nature and extent

of surviving remains, followed, if necessary, by a full investigation.

4.4 Tree Officer – Objection

The proposed development would result in the loss of sycamore tree (T1) which is

considered by the council to be a good Category B (the Arboricultural Report identifies

it as a Category C).

With regard to the pittosporum tree (T2), the tree officer is less concerned. However

the tree is considered to be a lovely specimen of unusually large girth and removing it

after many decades because it is now deemed by someone as poorly positioned

seems a shame. Perhaps it can be transplanted but this may be practically too onerous

due to its proximity to the building.

4.5 Designing Out Crime Officer – No objection

In the basement there is a door connecting the MSSC and Student staircore - separate

access and egress is recommended. The Fire Strategy and Security strategy for the

site and buildings should complement each other - enabling prompt evacuation from

all areas in the case of fire but also providing robust security for the various uses and

buildings.

The design of the building at ground floor creates a strip of dead space as people walk

from the street to the student entrance core. This is a consideration at night and out of

office hours, as residents approach the building. This area will require robust access

control system, gates designed to reduce easy climbing access, BS 5489 - 1:2013

external security lighting and CCTV coverage to mitigate risks.

With regard to the change of use for the rear conservation building and the railway

arches - The site abuts Bishops Park and the boundary is very low, providing easy

access in to the rear gardens, parking and amenity areas. These areas will also require

robust access control system, boundary to reduce easy climbing access, BS 5489 -

1:2013 external security lighting and CCTV coverage to mitigate risks.

Street side blank façade on the long arch (167m2) - This arch is situated at the road

entrance and there is the opportunity to create an active frontage. Rear entrances

generally provide a dead wall and the three arches shown all appear to do this. In such

places there is the tendency to store wheelie bins and refuse, detracting from the

environment and reducing natural surveillance.

Should officers be minded to support the application then Secured by design New

Homes 2014 minimum standards for physical protection are recommended for the

entire development (New build, refurbishment & change of use) to reduce the likelihood

of opportunistic crimes such as burglary, theft and damage.

Adjoining owners/occupiers

4.6 A total of 170 residents were consulted in writing on 12 August 2015. Site notices were

displayed from 26 August 2015 and the application was advertised in the local paper

on 21 August 2015. The formal consultation period ended on 16 September 2015.

4.7 In response to consultation process, there has been one letter of objection received

from a local resident. At letter of support was also received from the Martine Society

and Sea Cadets.

4.8 Any comments received after the publication of this report will be reported (1) by way

of addendum; and/or (2) verbally at Committee.

4.9 A summary of the concerns raised is set out in the table below:

Summary of objections

Officer’s Response

Design

The proposed new building is too close to the

existing MSSC building and would spoil its

appearance and character.

Please refer to the design section in 6.2 of

this report.

Amenity

The new building would obscure the view of

St Paul’s Cathedral from the mansard

extension at No.204 Lambeth Road.

Please refer to paragraph 6.2.35 of this

report.

POLICIES

5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning

decisions to be made in accordance with the development plan unless material

considerations indicate otherwise.

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

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

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

applications.

5.3 The development plan in Lambeth is the London Plan (MALP 2016) and the Lambeth

Local Plan (September 2015).

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

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

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

Development Plan as a whole.

The London Plan (MALP 2016)

5.5 Provided below is a list of the policies considered relevant in the determination of this

planning application:

Policy 1.1 Delivering the strategic vision and objectives for 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 3.1 Ensuring equal life chances for all

Policy 3.3 Increasing housing supply

Policy 3.4 Optimising housing potential

Policy 3.5 Quality and design of housing developments

Policy 3.6 Children and young people’s play and informal recreation facilities

Policy 3.8 Housing choice

Policy 3.9 Mixed and balanced communities

Policy 3.10 Definition of affordable housing

Policy 3.11 Affordable housing targets

Policy 3.12 Negotiating affordable housing

Policy 3.13 Affordable housing thresholds

Policy 3.15 Coordination of housing development and investment

Policy 3.18 Education facilities

Policy 4.1 Developing London’s economy Economic sectors and workspaces

Policy 4.2 Offices

Policy 4.3 Mixed use development and offices

Policy 4.9 Small shops

Policy 4.10 New and emerging economic sectors

Policy 4.11 Encouraging a connected economy

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 5.4 Retrofitting

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 5.17 Waste capacity

Policy 5.18 Construction, excavation and demolition waste

Policy 5.21 Contaminated land

Policy 6.3 Assessing effects of development on transport capacity

Policy 6.5 Funding Crossrail & other strategically important transport infrastructure

Policy 6.8 Coaches

Policy 6.9 Cycling

Policy 6.10 Walking

Policy 6.13 Parking

Policy 7.1 Lifetime neighbourhoods

Policy 7.2 An inclusive environment

Policy 7.3 Designing out crime

Policy 7.4 Local character

Policy 7.5 Public realm

Policy 7.6 Architecture

Policy 7.8 Heritage assets and archaeology

Policy 7.13 Safety, security and resilience to emergency

Policy 7.14 Improving air quality

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

environment and promoting appropriate soundscapes

Policy 7.19 Biodiversity and access to nature

Policy 7.21 Trees and woodlands

Policy 8.2 Planning obligations

Policy 8.3 Community infrastructure levy

Lambeth Local Plan (2015) (‘LLP’)

5.6 Provided below is a list of Local Plan policies considered to be most relevant to the

determination of this application:

D2 (Presumption in favour of sustainable development)

D4 (Planning obligations)

H1 (Maximising housing growth)

H2 (Delivering affordable housing)

H4 (Housing mix in new developments)

H5 (Housing standards)

H6 (Residential conversions)

H7 (Student housing)

ED2 (Business, industrial and storage uses outside KIBAs)

ED3 (Large offices)

ED5 (Railway arches)

ED7 (Evening economy and food and drink uses)

ED9 (A2 uses)

ED10 (Local centres and dispersed local shops)

ED11 (Visitor attractions, leisure, arts and culture uses)

ED14 (Employment and training)

T1 (Sustainable travel)

T2 (Walking)

T3 (Cycling)

T4 (Public transport infrastructure)

T5 (River transport)

T6 (Assessing impacts of development on transport capacity)

T7 (Parking)

T8 (Servicing)

T9 (Minicabs, taxis and private hire vehicles)

T10 (Telecommunications)

EN1 (Open space and biodiversity)

EN4 (Sustainable design and construction)

EN5 (Flood risk)

EN6 (Sustainable drainage systems and water management)

EN7 (Sustainable waste management)

Q1 (Inclusive environments)

Q2 (Amenity)

Q3 (Community safety)

Q5 (Local distinctiveness)

Q7 (Urban design: new development)

Q8 (Design quality: construction detailing)

Q9 (Landscaping)

Q10 (Trees)

Q11 (Building alterations and extensions)

Q12 (Refuse/recycling storage)

Q13 (Cycle storage)

Q15 (Boundary treatments)

Q16 (Shop fronts)

Q20 (Statutory listed buildings)

Q21 (Registered parks and gardens)

Q22 (Conservation areas)

5.7 Local Guidance / Supplementary Planning Documents:

Lambeth Building Extensions and Alterations (2015)

London Housing SPG (March 2016)

Central Activities Zone SPG (March 2016)

PLANNING ASSESSMENT

6.1 Land Use

6.1.1 The application site is located within the London Plan Central Activities Zone (CAZ)

and Thames Policy Area. It is not within a Key Industrial and Business Area (KIBA).

6.1.2 The application proposes the introduction of student accommodation and nine new

residential units, 1,158sqm of office accommodation for the MSSC and conversion of

three railway arches to accommodate 282m² of flexible commercial floorspace (Use

Class A1, A2, B1(a) and (b)).

6.1.3 Each element of the proposals are considered below in the context of the Development

Plan – London Plan (MALP 2016) and Lambeth Local Plan (2015) (‘LLP’).

Loss coach parking / provision of new student accommodation

6.1.4 The proposed student accommodation would take the form of 131 studio bed units

together with ancillary facilities and would be located on a ‘brownfield site’ previously

used for coach parking and storage. The site is situated within the CAZ, as designated

under the London Plan. Sites within the CAZ are sought to enhance and promote the

unique international, national and London wide role of the CAZ, supporting its rich mix

of both local and strategic uses. The loss of the coach parking use from the site is

required to be assessed, with reference to London Plan Policy 6.8, in terms of the site’s

strategic contribution to coach station facilities across the city. It should be noted that

the loss of the coach parking use was previously considered and accepted as part of

the extant permission.

6.1.5 The site was used by Contiki Travel between 2008 and December 2013, but this

ceased when their lease expired. The site has since been informally used for the

storage of building materials. The worldwide travel company that previously occupied

the site specialised in international tours from London to Continental Europe. They

used the site for the servicing and temporary parking of up to twenty of their coaches,

together with use of three railway arches for storage and administration. The site was

used for pick up or drop off points, these being from Russell Square. The Coach

operator found an alternate site to meet with operational requirements and in the

absence of achieving a strategic role in respect of coach station facilities, the loss of

coach parking at the site is still considered acceptable in principle and is not contrary

to the objectives of London Plan Policy 6.8.

6.1.6 LLP Policy H7 deals with the provision of new student housing. The policy states that

the council will seek to manage the development of sites for student housing to ensure

the availability of land to meet priority housing and employment needs and the

achievement of mixed and balanced communities.

6.1.7 The principle of the provision of student accommodation on the site has previously

been accepted under the extant scheme (ref: 13/01343/FUL), which was granted for

the provision of 100 units of student accommodation. The provision of additional

student units, which would take the total up to 131 bedspaces.

6.1.8 There has been a change in planning policy since the previous planning consent, with

the adoption of the LLP. The requirements of Policy H7, which is used to determine

proposals for new student accommodation, are considered below.

6.1.9 In terms of Part (i) of Policy H7, as identified above, the site benefits from an extant

permission which deemed the site as being acceptable for the delivering new student

accommodation and the loss of coach park has been justified by the applicant. The

development is also truly ‘mixed-use’, through providing office floorspace, Class C3

residential units and flexible uses within the railway arches in addition to the student

accommodation, which complies with Part (ii) of H7.

6.1.10 Part (iii) of Policy H7 requires for the applicants to provide evidence of a linkage with

one or more higher education institution (HEI) in Lambeth, or within a reasonable

travelling distance of Lambeth, funded by the Higher Education Funding Council for

England, including confirmation that the proposed rental levels for the student

accommodation are supported by the linked HEI(s). As with the extant permission, the

applicant has provided a list of specific educational institutions which through a clause

in a S106 Agreement would ensure that the land/buildings are occupied by members

of these specific institutions. This ensures that the proposals remain in line with Part

(iii) of Policy H7 and London Plan (paragraph 3.53B).

6.1.11 With regard to student housing in the local area, there is the Urbanest building

(containing 1,093 beds) at 199 Westminster Bridge Road, which was completed last

year and benefitted from planning consent (ref: 12/04421/FUL) when the extant

permission for 100 student beds on this site was granted permission. Furthermore,

Archbishop’s Park has recently been granted permission for significant improvement

works. The additional 31 bed spaces proposed by this scheme over the extant scheme

is therefore considered not to be detrimental to local amenity or the balance and mix

of uses in the area or place undue pressure on local infrastructure, in line with Part (iv)

of Policy H7.

6.1.12 The student accommodation would be provided to the upper floors, with its presence

visible from the street with lobby entrance opposite the main access to the site. A single

core within the interior of the footprint would provide access to the upper floors, passing

communal amenity areas. No cluster flats are however included within the scheme,

which follows the proposals of the extent permission and is therefore deemed

acceptable in this instance. There however would be a range of student rooms,

including ten per cent for disabled persons, which is broadly in line with Part (vi) of

Policy H7. All of the studio rooms would have storage cupboards, en-suite bathroom

with wash hand basin, WC and shower unit and a fitted kitchen. An appropriate level

of internal and external amenity space is accommodated across the building. The

proposals provide a high quality of accommodation that meets the required space

standards and are adaptable to an alternative residential use in the future, in line with

Part (vii) of Policy H7.

6.1.13 In summary, whist there has been a change in planning policy since this decision there

remains policy support for the proposed additional quantum of student housing

accommodation on this site. The student accommodation should be secured in

perpetuity by planning obligation in a s106 Agreement relating to the use of the land

and its occupation by members of specific educational institutions, as required by

Policy H7(iii). The student accommodation should also be restricted to this use to

ensure that it is not converted into Class C3 Housing and subject to a Student

Management Plan (SMP), which the applicants has formally agreed to.

Office accommodation (conversion of MSSC and the provision of new floorspace)

6.1.14 The application states that there is 1,266sqm of useable or ‘lettable’ commercial

floorspace currently available within existing MSSC buildings. However, much of the

existing outbuilding as well as a large portion of the main building at basement level

and some areas at ground and first floor level, were excluded from the floorspace

calculations. The Design and Access Statement indicates that the current GIA within

the two MSSC buildings is 1,927sqm. Therefore the scheme is identified as resulting

in a net shortfall of circa 770sqm of B1 floorspace being re-provided in this proposal.

6.1.15 LLP Policy ED2 sets out policies to ensure a stock of sites and premises is maintained

in business use across the borough. With reference to part (b) of the policy, the loss of

land or floorspace in B class use or in employment-generating sui generis use will not

be supported unless clear and robust evidence is submitted which shows there is no

demand for the floorspace. Where a reduction in floorspace is proposed applications

must demonstrate that the development provides the maximum feasible proportion of

B1 floorspace for the site and, where appropriate, suitable for occupation by small and

medium-sized enterprises. Part (c) of the policy supports mixed-use development

where the existing quantity of B class floorspace is replaced or increased.

6.1.16 At the request of officers the applicants have submitted additional supporting

information in order justify the net shortfall in B1 floorspace which would result from

the residential conversion of MSSC building. This information was duly provided and

states that as a result of the building’s historic structure and form, much of the existing

floorspace is currently unusable and cannot be let out on a commercial basis and

further that it would be difficult to adapt the building to the requirements of a modern

day office user without conflicting with design and conservation policies. The letter of

support for the proposed scheme from the MSSC confirms this statement. This

emphasises that the existing building is now not suited to the MSSC’s needs, and that

the new office space will provide them with modern, accessible space that better meets

their requirements and will accommodate their existing staff and tenant organisations,

with the capacity to accommodate additional staff in the future. A letter from Rolfe Judd

confirms that the new offices will be fitted out by the applicant to turn-key standard.

6.1.17 LLP Policy ED2 requires the replacement of existing B class floorspace, in quantitative

terms, where redevelopment is proposed. However, in this case consideration can also

be given to paragraph 6.15 of Policy ED3. This states that where B1 office floorspace

is to be replaced on an appropriate site in the near vicinity, the council will consider a

reduction in total floorspace if the new development proposes floorspace of equivalent

or better functionality to address new ways of working with appropriate supporting

evidence provided. Officers consider that it is appropriate to accept a reduction in office

floorspace on this basis, having regard to the specific circumstances of the proposal

as set out in the application, and in particular the additional supporting statements.

6.1.18 The supporting information makes it clear that the owners of the site fully intend to

provide the new office floorspace for the MSSC. The Council support this aspect of the

scheme and the applicant has agreed to a planning obligation in the S106 which

requires that the MSSC are offered the floorspace in the first instance.

6.1.19 Where mixed-use development is proposed the commercial and residential elements

of the development should be made available for occupation at the same time (Policy

ED2(c)). It is considered appropriate to require a planning obligation in the S106 that

the office floorspace is built out to turn-key standard to ensure it can be occupied soon

after the building has been completed.

Residential accommodation and affordable housing

6.1.20 The scheme would provide 9 residential units (Class C3) through the conversion of the

existing MSSC building. The principle of new residential accommodation is supported

in this location.

6.1.21 The development proposes a mix of 7 x 2-bed units and 2 x 3-bed units within the

building. The 2-bed units range between 106sqm and 247sqm and the 3-bed units are

162.6sqm and 274sqm. The mix and size of units has been informed by a number of

factors, namely the historic nature of the building and its value to character of the

conservation area requiring less intrusive external works and extensions and flood

guidance in the area restricting bedrooms to first floor level or above. Officers consider

that these influencing factors adequately justify the proposed size and mix of dwellings.

6.1.22 As of 1st October 2015 new technical standards were applied to new residential

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

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

including internal minimum space standards and floor to ceiling heights for all

residential dwellings. 6 out of 9 units will be dual aspect, which given the design

constraints of the existing building is in this instance considered to be acceptable. All

of the single aspect units would however benefit from being over two levels of generous

size (between 119.3sqm and 247sqm) and have large garden spaces. Two of the units

would be west facing and have views onto Archbishops Park. The proposals are

considered to be acceptable in terms privacy through the positioning of windows in

relation to both existing buildings and the development itself.

6.1.23 As discussed above, the conversion of the MSSC building is limited in so far as the

total number of units which are achievable within the building are governed by the

historic character of the building and issues relating its location within flood risk zone

3. Whist the building is not considered to be capable of delivering 10+ units, the Class

C3 residential element of development is required make a financial contribution

towards the delivery of off-site affordable housing under the Small Sites Affordable

Housing requirement of LLP Policy H2(ii).

6.1.24 As part of the submission applicants provided a viability assessment which sought to

demonstrate that the scheme could deliver a zero contribution towards affordable

housing. On behalf of the Council, BNPP provided an independent assessment of the

viability calculations, which identified a number issues with the values and assumptions

made by the applicants. Further information was provided by the applicants which was

given careful consideration by BNPP and it is identified that the scheme viably provide

a payment in lieu of £382,733. The applicants have agreed to this contribution through

a planning obligation in the Section 106 Agreement.

Flexible Uses within Railway Arches

6.1.25 LLP Policy ED5 supports B class and appropriate sui generis uses in railway arches

outside London Plan opportunity areas and town centres. Paragraph 6.23 advises that

while the policy indicates the types of alternative uses supported within railway arches

in particular locations it does not preclude other uses where appropriate to the location,

subject to other development plan policies.

6.1.26 While the inclusion of commercial uses within the railway arches is welcomed, in this

location, and given the site is viewed as employment generating land, the provision of

B1 floorspace should be maximised. Whilst the flexible permission on each of the three

commercial units would not guarantee the re-provision of any ‘employment uses’ within

the arches as defined in planning policy the extant permission previously accepted the

provision of flexible commercial floorspace in this location. Furthermore, this will enable

for the units to be marketed to a wider range of potential occupiers.

6.2 Urban Design and Conservation

Townscape Assessment

6.2.1 The scale, mass and layout of the proposal are broadly similar to the extant permission

(13/01343/FUL). The extant scheme proposed a part four, part five and part six storey

building. The main difference between the current proposal and the extant permission

is it now includes the MSSC site. Combining the land adjacent to No.202 the MSSC

site has presented the applicant with the opportunity to extend the permitted

development to provide office space and additional student accommodation by

demolishing an existing two storey, free standing annexe within the MSSC site. The

additional element would be part four, part five and part six storey in height physically

connected to the extant scheme at the northern end.

6.2.2 Lambeth Palace Conservation Area is interesting and diverse in scale and architectural

style. To the east of the CA, (north of the subject site) is the housing complexes of

York House, a substantial five storey block and Penhurst Place, a two storey terrace

front onto the park. Aside these is the MSSC building which is proposed to be retained

and refurbished for residential use. Visible behind these buildings and blocking all other

views east is the railway viaduct serving Waterloo Station. To the south, the rear

elevations of No 202-214, 216 and Brian Creamer House ranging between three and

four storey in height face onto the park. Lambeth Palace and St Mary’s are located in

the south western corner of the CA. In their background the large buildings of

Parliament View (10 storeys), Police Support Headquarters (6 storeys), Novotel (7

storeys) and Royal Pharmaceutical Society (6 storeys – currently under demolition)

can be seen. To the west lie St Thomas’ Hospital, and north Stangate House (14

storeys) and Canterbury House (9 storeys).

6.2.3 As described above, the immediate context has a mixed character with buildings of

varying scale, building layout and alignment. For this reason the proposal standing at

four, five and six storeys building would not appear out of context in the surrounding

context or dominant within this existing mixed townscape.

6.2.4 The proposal would have the same visual impact as the extant scheme when seen

from Lambeth Road. The proposal would be four storeys along Lambeth Road with an

additional two storeys at roof level stepped back from the building frontage. Four

storeys along the frontage accords with the scale of other development within terrace

and is considered acceptable. The proposed parapet would align with the lower incline

of the mansard roof at No.204 creating a connection with the rest of the terrace. The

proposed parapet would sit well below the parapet and pilasters at No.202, allowing

the gable end frontage to retain its hierarchy within the streetscene. The fifth floor will

be set back 2m to 5m from the Lambeth Road elevation and would be 5m from the

adjoining No.202. The sixth floor is set back even further between 5.5 and 11.5m. The

set back of the upper storeys along the Lambeth Road frontage should reduce the

developments perceived mass when viewed from the street.

6.2.5 The upper two storeys with their various sets backs and angles would create a highly

modelled form seen in the backdrop of No.202 when looking east down Lambeth Road.

You would also get a view of the upper storeys when standing directly across the road

from the site along Lambeth Road (adjacent to the viaduct). CGI views have been

submitted and show that whilst the upper storeys will be seen they will not dominate

the gable roof form at No.202 which would still be clearly recognisable against the

modern form of the upper storeys. The CGI view shows the view adjacent to the viaduct

and contrasts the upper storeys with the four storey formal frontage creating an

interesting juxtaposition.

6.2.6 The proposal would also be visible in views looking west along Lambeth Road. Given

that the proposal would be seen in the backdrop of locally listed buildings 178 and 180

Lambeth Road and considering the increased length and height of the proposal

compared with the extant scheme it would be useful for the applicant to provide a view

looking west from the area between Briant House and Ferrybridge House.

6.2.7 In assessing the impact of the development on Archbishops Park Officers have paid

special regard to the setting of the park and views out of the park. The park is largely

rectangular shaped and aligned north east to south west together with Lambeth Palace

Garden located along its western boundary form the centre of the Lambeth Palace

Conservation Area. The park is framed on almost every side by buildings, contributing

to the sense of space and nature in the park. Whilst there are no physical structures

between the land adjacent to the gatehouse and the MSSC the five storey blocks of

Copeland House and Ferrybridge House fill the visual gap between the Gatehouse

and MSSC also framing and enclosing views from the park. When viewed from

Archbishop’s Park the site is screened to a large degree by a collection of trees. The

site is more visible during the autumn and winter months, but no more that the

consented scheme, as shown below in Figure 12.

Figure 12: CGIs of the consented and proposed buildings from Archbishop’s Park

6.2.8 The subject site sits beyond the south east corner of the park separated by the rear

gardens of Nos.204–208 Lambeth Road and The Marine Society, and the proposal

would be quite some distance from the park. There are a number of other substantial

buildings that are located around the perimeter and which form the backdrop to the

park most notably York House, Stangate House, Canterbury House, St Thomas’ and

Parliament View.

6.2.9 At a distance of 34m it is unlikely that the proposed building of six storeys when viewed

from the park would appear dominant particularly when considered in context with

other development in the vicinity of the park. Furthermore, the ‘additional’ part of the

building would sit directly behind the MSSC building and be a maximum height of five

storeys and barely perceptible over the MSSC roof. The attractive roof profile and

visual prominence of the MSSC building in the foreground would not be overwhelmed

by the proposed student accommodation block in views from the park.

Lambeth Palace and Gardens

6.2.10 The proposal due to its distance from Lambeth Palace and its gardens would not

impact on the elements of setting that contribute to the heritage assets significance.

6.2.11 Overall the proposed scale and mass of the student accommodation and office block

would respond to buildings along the Lambeth Road and would not overwhelm the

MSSC building in views from the park. The table below describes the impact on

views/setting of designated and undesignated heritage assets following guidance

within Historic England’s ‘Seeing History in the View’ (2011)

Value of Individual

Asset (Table 1 –

Seeing History in

the view)

Value/ Importance of

view (Table 2 –

Seeing History in the

view)

Magnitude of Impact

on Heritage

Significance

within the view (Table

3 – Seeing History in

the view)

NPPF – if adverse

‘Less than

substantial harm’

or ‘substantial

harm’

Lambeth Road

(Looking East) –

Setting of Grade II

Listed buildings of

204-214 Lambeth

Road & CA.

Medium (Listed

Terrace)

Medium (CA)

Medium (Listed

Terrace)

Medium (CA)

None (Listed Terrace

& CA) – does not

affect the heritage

values of the heritage

assets in the view

n/a

Archbishop’s Park

(Looking East) –

Impact on setting

of MSSC, Listed

Terrace and CA

Medium (MSSC)

Medium ( Gr II

Listed Terrace)

Medium (CA)

Medium (MSSC)

Medium (Gr II

Listed Terrace)

Medium (CA)

None (MSSC, Listed

Terrace & CA) – does

not affect the heritage

values of the heritage

assets in the view and

the ability to

appreciate those

values

n/a

Lambeth Palace

and Gardens

(Looking South

West and West) –

Impact on setting

of Lambeth

Palace and

Gardens, The

cottages and CA

High (Lambeth

Palace and

Gardens)

Grade I

Low

(Cottages)

Medium (CA)

High (Lambeth

Palace and

Gardens)

Grade I

Low

(Cottages)

Medium (CA)

None (Lambeth

Palace/Gardens,

Cottage & CA) –

does not affect the

heritage values of the

heritage assets in the

view

n/a

Building Line

6.2.12 LLP Policy Q7 states that new development will generally be supported if it has a bulk,

scale/mass, siting and building line and orientation which adequately preserves or

enhances the prevailing local character. The submitted plans show that the proposal

will continue the established building line created by Nos.202 – 214 Lambeth Road.

Buildings that relate to a common building line reinforce and define the street; it should

also allow the proposal to integrate into the streetscene successfully.

Appearance and Materials

6.2.13 Paragraph 60 of the NPPF states that planning policies and decisions should not

attempt to impose architectural styles or particular tastes and they should not stifle

innovation, originality or initiative through unsubstantiated requirements to confirm to

certain form or styles. It is, however, proper to seek to promote or reinforce local

distinctiveness. This is echoed in LLP Policies Q5 and Q7. The applicant has retained

and continued the contemporary aesthetic approved as part of the extant permission.

The proposal would have well-proportioned windows with generous reveal depths

creating depth and shadow to elevations. The Lambeth Road frontage has a more

formal arrangement of windows responding to the formality of the Georgian terrace.

6.2.14 Student accommodation typically relies of a modular layout which can often result in

overly repetitive window openings and elevations. The applicant has sought to address

this by alternating window positions and grouping windows together. The slate and

glass upper storey creates a defined top/roof to the development and being set back

from the brick frontage also helps to break up the mass of the building. The detailing

of the slate/ glass top and windows will require careful detailing and as such should be

conditioned.

6.2.15 A recessed vertical brick channel is included in the Lambeth Road frontage (south

elevation) at the request of Historic England as part of the extant scheme. The vertical

recess has been retained within the current scheme.

6.2.16 Policy Q5 states that local distinctiveness can be sustained and reinforced through

materials. This is echoed in The NPPF which states that in determining applications

LPAs should take account of the desirability of new development making a positive

contribution to local character and distinctiveness (Para.131). The applicant proposes

a restrained material palette comprising yellow stock brick, slate and glass. The

proposed materials resonate strongly with the materials typically seen in the area and

as such should reinforce local distinctiveness.

6.2.17 An important character of the area is the predominant use of stock brick which was

first seen in the Tudor buildings at Lambeth Palace. The DAS states that ‘The Marine

Society buildings are in contrasting red brick which reinforces their atypical

architecture. Part of the architectural approach is to ensure this contrast continues to

be perceived’. For this reason a yellow rather than red brick is proposed which is a

sensible approach. The DAS suggests Danehill Yellow facing brick as an appropriate

choice. Officers would need to see a physical sample before the sample could be

considered an appropriate choice. A condition requesting brick samples and details of

mortar colour and pointing could be conditioned.

6.2.18 Natural slate is the main roofing material, seen through the use of the Welsh-slate

roofing on most of the 19th Century buildings in the area. In this instance the

combination of slate and back painted glass would be used in a distinctive

contemporary way. The matt and reflective elements of the slate and dark glass would

create a textured surface to the façade and should create an additional layer of interest

to the building. Slate would also be used in the detailing of windows within the brick

façade, creating a visual relationship between the buildings brick base and the slate

top. Details relating to the type of slate proposed can be sought through planning

condition.

6.2.19 In general the proposal manages to respond to local distinctiveness through the use

of materials that characterise the conservation area whilst designing a contemporary

building.

MSSC building

6.2.20 The scheme retains and refurbishes the MSSC building. The proposal would result in

an increased length and mass of the student accommodation block when compared

with the extant scheme. The student block would align with the building line of the

approved scheme along the eastern elevation, and step back approximately 3m away

from the viaduct, adjacent to the boxing club premises. Along the western elevation

the proposal would also follow the approved building line however the building line

steps back twice between 3m and 4m in the area directly south of the MSSC building.

The set backs not only site the student block away from the MSSC building but also

serves to reduce the width of the student block, as result reducing the overall massing

of the block towards the northern apex of the site.

6.2.21 Officers raised concerns regarding the relationship between the MSSC building and

student block during pre-application discussions. The current scheme demonstrates

that the student block has been set back from MSSC from 2m distance to 5m; the

overall height has also been reduced by a storey. A number of CGI’s have been

provided which show the relationship between the two buildings. Officers have

carefully considered the immediate setting of the MSSC which is currently

compromised by the visual dominance of parking, stark and poor private realm and the

unsightly annexe located very close to the MSSC. The immediate setting is quite poor.

Whilst the student block would increase in presence due to the proposed increased

mass and height compared to the extant scheme it would not overwhelm the MSSC.

The general appearance of the student block and the well considered semi-private

realm would improve the immediate setting of the MSSC.

6.2.22 Whilst the general appearance of the student block is acceptable officers have some

concerns regarding the detailed design of the west elevation opposite the MSSC

building. The student block has a consistent and clear architectural language;

throughout the student block grey textured skin comprising slate and back painted

glass is used as a secondary skin reinforcing the recessive appearance of façade

setbacks and defining the roof. This is generally successful in reducing the overall

visual mass of the proposal. However on the west elevation brickwork and the grey

skin would be flush with brickwork rather than recessed deviating from this set

architectural feature and as such may appear odd. Officers recommend setting the

grey skin back from the brick façade in order to break up this element façade to improve

the setting of the MSSC building as well as to maintain the integrity of the design.

Refurbishment of MSSC building

6.2.23 The retention of the MSSC building which is a positive contributor to the conservation

area is commended. Overall the alterations to the building which include new dormer

windows, doors, terraces, windows as well as the removal of external steps are

generally considered acceptable and would not detract from the historic character of

the building.

6.2.24 The scheme proposes to replace all of the windows with Crittal W20 section frames

and clear double glazed units. The bathroom windows in each property would be

obscurely glazed. Where the walls meet the window panes, at the rebuilt stairs

between Units 1 & 2, the existing fenestration will be retained and the centre window

fitted with blacked out glass to match the similar existing condition where floors cross

windows. These measures are considered to be appropriate.

6.2.25 The refuse for the residential units would be stored at the gatehouse entrances as was

the intention for this to be within the Council’s refuse vehicle collection distance from

Lambeth Road. The refuse storage for the residential units requires 3no 360 litre

wheelie bins for waste and 2 x 360 litre bins for recycling which is a substantial

reduction in the number of bins currently stored in this area for the MSSC offices.

Location of Uses/entrances

6.2.26 The general layout and location of uses on the site is considered acceptable. The

location of the MSSC office, reception and entrance directly accessed from Lambeth

Road should animate and provide natural surveillance of the street. The student

accommodation entrance would be located along the east elevation opposite the

viaduct. The entrance would be secure with a generous lobby. Lighting and secured

gates would provide additional security in the evening/night. To ensure that that the

entrance route into the student block is safe and welcoming for students, quality paving

as well as improved railway arch frontages, adequate lighting and secured gating on

the area along the viaduct are required. These aspects of the scheme could be

conditioned.

Railway Arches

6.2.27 The plans indicate that the arch would retain its existing blue brick piers and yellow

brick infill however the existing roller shutter would be replaced with a new glazed

shopfront. The plans do not indicate where signage would be located within the

shopfront or on the viaduct. Notwithstanding the information submitted officers would

need to see a greater level of detail regarding shopfront and signage which could be

secured by condition.

Secured by Design

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

application process, the applicant has taken into consideration the Metropolitan

Police’s Designing Out Crime Officer officers comments in an attempt to design out

opportunities for crime wherever practicable. The scheme has incorporated a range of

design principles in order to promote natural surveillance and ensure the scheme

meets the principles of Secured by Design.

6.2.29 The scheme will be required to install an access control system for the buildings along

with secure residential foyers/secure access to lifts/stairs, including CCTV where

appropriate. In accordance with comments made by the Designing Out Crime Officer

the proposals are considered to be acceptable, subject to conditions to secure

compliance with the principles of Secured by Design and the provision of a Crime

Prevention Strategy.

6.3 Amenity

6.3.1 LLP Policy Q2 seeks to ensure that the development does not unacceptably harm the

amenity in terms of daylight, sunlight, outlook, privacy and noise.

6.3.2 The site is situated within a mixed use area, though buffered by the railway line and

commercial development so as not to be immediately neighbouring residential

accommodation. It is considered, as set out below, that no undue harm will arise from

the development to the amenity of surrounding, nor prospective, occupiers.

Daylight / Sunlight

6.3.3 The applicant has submitted a daylight/sunlight assessment, which has been

undertaken in accordance with the Building Research Establishment Report ‘Site

Layout Planning for Daylight and Sunlight: A Guide to Good Practice 2011 (BRE Guide)

and the British Standard 8206-2: 2008 - ‘Lighting for Buildings - Part 2: Code of Practice

for Daylight.

6.3.4 At the request of officers the applicants have submitted drawings which provide a

comparison between the height and massing of the consented scheme and the building

being proposed by this application (refer to Figure 14 below).

Figure 14: West Elevation (top) and East Elevation (bottom) of the consented scheme (shaded

in grey) and proposed scheme (white)

6.3.5 What the above drawings illustrate is that there is very little difference in the height of

the consented building and the proposed building. Other than a lift overrun, the only

obvious exception is the additional height on the new addition to the building which is

proposed at the northern end of the site. This will however not exceed the height of the

consented scheme and steps down by a storey.

6.3.6 The Daylight/Sunlight Report has regard to the recommendations of the British

Research Establishment (BRE) ‘Site Layout Planning for Daylight and Sunlight: A

Guide to Good Practice’ methodology. This is widely referenced by Planning

Authorities nationally as a benchmark against which to assess the likely impact of

development on these matters. The guide recognises the use of electric lighting within

commercial property and is concerned more specifically with residential amenity

appreciating the higher dependence by the latter upon natural lighting.

6.3.7 Similarly, the guide points to consideration of open space and gardens in considering

Overshadowing. The guide is just that thought, and it itself states that the ‘standards’

that it sets out should be administered flexibly mindful of site context whereby it is a

guide used for both rural and urban development where existing conditions vary; it

should not be mandatorily applied – it is not planning policy.

6.3.8 Residential rooms and rear gardens of the following properties have been considered

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

development.

204 Lambeth Road

206 Lambeth Road

208 Lambeth Road

York House, Carlisle Lane

6.3.9 The applicant was unable to obtain plans for the surrounding dwellings but the use of

rooms served by the assessed windows has been judged on the basis of the type of

windows and its location; this is common practice.

6.3.10 The BRE guidelines provide a series of tests for daylight assessment, acknowledging

that in some circumstances, such as that of a dense urban environment as found with

the application site, some allowances beyond the limits may be considered

reasonable. The BRE Guidelines provide two principle methods for assessing daylight

to existing residential accommodation:

- The Vertical Sky Component (VSC) method; and

- The No Sky Line (NSL)

6.3.11 The VSC is a quantified measurement of the ratio of skylight falling on a vertical wall

or window The ‘standard overcast sky’ is used and the ratio is usually expressed as a

percentage, for which the guideline threshold is 27%. The maximum value is almost

40% for a completely unobstructed vertical wall. But the VSC test is only a spot test,

and there are other methods (such as the NSL) which demonstrate the receipt of light

within a room.

6.3.12 The NSL method is a measure of the distribution of daylight at the 'working plane' within

a room, i.e. a point 0.85m above the floor in houses. It provides an indication of daylight

distribution within a room. If a significant area of the working plane lies beyond the NSL

(i.e. it receives no direct sky light) then the distribution of daylight in the room would be

poor and supplementary electric lighting may be required. The working plane is plotted

for main rooms, including living rooms, dining rooms and kitchens. Bedrooms are also

analysed although they are considered less important in terms of the amount of

daylight received. The BRE Guidelines state that if the area of a room that does receive

direct sky light is reduced to less than 0.8 times its former value, then this would be

noticeable to occupants.

6.3.13 Given the southwest/north-easterly orientation of the proposed development and its

surrounding neighbours, only the property at 208 Lambeth Road within the listed

terrace would have a potential impact in respect of daylight, where 204 and 206 would

not. The windows to a side extension at 208 Lambeth Road have existing VSC levels

that fall below the 27% threshold, but the proposed change would be less than twenty

per cent, and as such would result in compliance with the BRE ‘target’ threshold

6.3.14 In respect of York House, all windows exceed the 27% threshold, both in the existing

and proposed condition, irrespective of the actual use of the room behind the window,

and as a consequence the proposal would have no adverse impact upon the property

in respect of daylight.

6.3.15 The proposed development has been considered in relation to the amount of daylight

that it would receive also. All student studios will satisfy the 1% minimum

recommended ADF for bedrooms, which is agreed to be an appropriate standard to

apply - this was also the case for the extant consented scheme. The development itself

would receive good levels of daylight and sunlight to the benefit of the prospective

amenity of future student occupiers.

6.3.16 In the proposed residential conversion of the MSSC building, daylight to a total of 11

habitable rooms was tested as these are most sensitive rooms through having

windows facing the new building. Of these rooms, nine will meet the recommended

daylight target. The two rooms would be below the recommended levels (a bedroom

at 0.59% ADF and a kitchen-diner at 1.34% ADF), however this is an inherent limitation

of the original design of the locally listed building and its thick stone-mullioned

windows. The sunlight to the two main living rooms that will face the proposed student

block were also tested and both will enjoy excellent sunlight levels, well in excess of

the recommended target.

6.3.17 Overall, both existing surrounding occupiers and future occupiers of the site would

experience good levels of daylight as anticipated in accordance with the BRE

guidance.

Sunlight

6.3.18 The BRE Guide also provides guidance thresholds for the Annual Probable Sunlight

Hours (APSH) to windows, appropriate only for those windows that face within 90

degrees of due south given the path of the sun. The point at the centre of the window

on the outside face should be used as the reference point. The BRE states that if the

window reference point can receive more than one quarter of APSH including at least

5% of annual probable sunlight hours during winter months then the room should

receive adequate sunlight. Sunlight may be adversely affected if less sunlight is

received and is less than 0.8 times the former value.

6.3.19 Given the orientation of the terrace along Lambeth Road, it is agreed that no

assessment is required in sunlight terms to address the BRE guide. However, a

number of windows to York House do face within 90 degrees due south, and therefore

have been assessed. In all instances, the results exceed the target thresholds

recommended by the BRE guide.

6.3.20 The BRE guide gives guidance upon the impact of development on gardens and open

space where large scale development is proposed. For such a space to appear

adequately sunlit throughout the year, at least half of a garden or amenity area should

receive at least two hours of sunlight on 21st March. If as a result of new development

on existing garden or amenity areas, the above criteria is not met, 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 sunlight is likely to be noticeable. If a detailed calculation cannot be carried

out, it is recommended that the centre of the area should receive at least two hours of

sunlight on 21st March.

6.3.21 The gardens to 204-208 Lambeth Road have been assessed, and the results would

accord with the BRE requirements, with no change less than 0.8 times its former value

to 204 Lambeth Road, with the impact being less as you move along the terrace, with

no effect to 208 Lambeth Road.

6.3.22 Given the gap between Archbishop Park and the development site, provided by the

MSSC building and its grounds, there is no need for an assessment of the development

upon the Park.

6.3.23 Overall, the proposed development is considered to result in no detrimental impact on

daylight and sunlight or overshadowing from the proposed development to its

surrounding neighbours as the impact found accords with the BRE standards.

Privacy and outlook

6.3.24 The scheme has full regard to the privacy of the occupiers of neighbouring dwellings

through ensuring that there would no direct overlooking. To ensure that west facing

windows on the rear section of the student accommodation (shown on drawing PL-

2009 Rev B) do not cause any direct overlooking into Unit 9 within the MSSC building

these windows are required to be obscurely glazed via condition. It should be noted

that occupiers of these student units would still receive a very good level of outlook

from two other windows.

6.3.25 The occupier of No.204 Lambeth Road raised concerns that the proposed new building

would obscure the view of St Paul’s Cathedral from the mansard extension. The

proposed building, by reason of its siting in relation to adjoining properties is not

considered to result in a loss of outlook. Loss of a view is not something which is

protected under planning policy / legislation.

Noise

6.3.26 The application has been accompanied by a Noise and Vibration Impact Assessment

carried out by PDA. This sets out that the proposed accommodation would not be

impacted unduly from its location adjacent to a railway and road where suitable

mitigation is incorporated into development.

6.3.27 The proposed mitigation set out within the report are recommended to be secured by

way of condition, and include for example triple glazing where relevant (particularly

Lambeth Road, and east elevation of the student accommodation).

6.3.28 The application proposes an area of new plant in the basement to service the buildings.

It is considered appropriate that the plant shall be a rating level of at least 5dB(A) below

the background noise level LAF90 Tbg measured or predicted at 1m from the facade

of the nearest noise sensitive premises and this will be secured by condition.

Construction management

6.3.29 In order for the scheme to be built it is recognised that a significant amount of earth

would need to be removed from the site as well as other buildings and structures. It is

proposed that this would be taken away by construction vehicles.

6.3.30 During the demolition and construction periods, as may be expected, a level of noise

is anticipated, as to it is possible for disturbance caused by vibration, as common with

construction projects in urban locations. A Construction and Environmental

Management Plan (CEMP) should be secured by condition. Measures to minimise the

impact would include careful selection of construction methods and plant to be used;

switching off plant when not in use; enforcement of restricted working hours for

excessive noise activities; use of temporary acoustic barriers and boundary monitoring

of noise and vibration levels linked to an alarm system to warn site management of

possible significant levels. Consequently, with imposing such a condition, together with

the separate regulatory remits of Building Regulations and Environmental Health, the

no detriment to the amenity of the surrounding residents is envisaged.

6.4 Transport and Highways

6.4.1 The site has a PTAL rating of 6a, which is considered excellent, and is therefore

appropriate for the proposed uses. The site is located within CPZ Waterloo ‘W’, and

the development should be secured parking permit free, for the student

accommodation, the residential units and the commercial units.

Access arrangements

6.4.2 Two access points are shown, in the same location as the two existing vehicular

access points: the consented shared pedestrian and vehicular access point utilises the

existing crossover which leads to the main student accommodation reception, and

pedestrian and vehicular gates to the mews where the commercial units are located.

A second access point is shown using the existing undercroft in the MSSC building, to

reach the car parking areas to the rear for the proposed residential units and the MSSC

compound.

6.4.3 In relation to vehicular/pedestrian access, the arched entrance from Lambeth Road

and the courtyard beyond is currently and will remain a shared pedestrian and vehicle

surface, which is subject to very few vehicle movements. However, in the proposals

the hard landscaping will be designed to clearly identify a pedestrian walkway up to

the residential entrance. This will act as both a visual warning to drivers and as a guide

to pedestrians.

Travel Plan and Trip Generation

6.4.4 The Transport Statement includes an analysis of the expected trip generation

associated with the proposed uses on the site which concludes that the number of

vehicular trips which would be generated by the proposals would be minor. However,

irregular events such as when students move in/out at the beginning and end of the

university term are expected to result in an increase in trips made by private car, and

a draft Student Management Plan (SMP) has been included in the submission to

outline how the impact of large numbers of vehicles dropping up and picking up at the

site would be minimised. A Travel Plan should be secured via condition and the SMP

by planning obligation.

Vehicle Parking

6.4.5 The site currently has a total of 24 vehicle parking spaces and scheme would result in

a reduction to 16 spaces. No parking is proposed for the student accommodation

except the previously permitted disabled parking space in front of the building. For the

residential units, a total of 7 parking spaces are proposed, and for the MSSC an

unmarked parking compound is shown which could accommodate eight cars. During

the application process the scheme was amended to reduce the number of parking

spaces, by 2 spaces, for the residential element of the scheme. The development will

be car-free insofar as the future occupiers of the residential buildings and the

commercial uses will not be able to obtain off-street parking permits given the excellent

PTAL rating of the site.

Cycle Parking

6.4.6 The scheme proposes 90 cycle parking spaces in an internal store for the student

residential units which is considered appropriate. However, rather than being located

at ground level within one of the railway arches as per the consented scheme, the

cycle parking is proposed within double stacked spaces in a store in the basement.

The relocating of the cycle and refuse storage into the basement of the student/office

building is considered a benefit of this scheme over and above the consented scheme

as it facilitates the release of the railway arches to employment uses, but also adds

security and animation to the ‘mews’.

6.4.7 Regarding the manoeuvrability of cycles down to the basement; the doors into the

building are no different from those into the railway arch (as previously approved) and

the lift is a generously sized goods lift. The stair is not intended for cycle access. To

improve accessibility the scheme was amended to make the goods lift double-entry.

This will further improve access to the bike storage area.

6.4.8 Suitable visitor cycle parking spaces are shown for the commercial and student

residential elements. Further detail on the proposed cycle parking facilities should be

secured via condition: all cycle parking should be secure, covered and accessible.

6.4.9 The proposed scheme seeks to provide for a shared footway on the southern side of

Lambeth Road, under the railway viaduct, between Sail Street and the access road

through the viaduct arch. Cyclists travelling to the development would leave the main

carriageway at a dropped kerb next to Sail Street, and travel under the viaduct using

the shared footway. They would then have space to wait for an opportunity to cross to

a central refuge, before crossing to the northern side of Lambeth Road and the

development. The proposals will include resurfacing and widening the existing footway

under the viaduct and will be funded by the Applicant as part of the S106 Agreement.

These proposals are considered to be an improvement to the public realm for both

pedestrians and cyclists.

Servicing & Refuse Storage

6.4.10 Underground refuse stores are shown for the commercial and student residential

elements. The consented scheme had utilised one of the railway arches at ground

level, so this scheme would require the site management to transfer refuse to street

level on collection days, full details of the proposed servicing management should be

provided within the Delivery and Servicing Management Strategy (DSMS) to be

secured via condition.

6.4.11 The TS states that all refuse collection and servicing activity associated with the

student accommodation and commercial units would be undertaken from existing

loading bays under the railway viaduct to the east of the site, and that this has been

agreed with Lambeth Streetcare. This is considered appropriate for the scheme.

6.5 Environmental Matters

Energy and Sustainability

6.5.1 In accordance with London Plan Policies 5.1-5.7 and LLP Policies EN3 (Decentralised

Energy) and EN4 (Sustainable design and construction) the application has been

accompanied by an Energy and Sustainability Statements prepared, and amended, by

Hoare Lea. The development must in addition to the above policies, accord with the

following National Housing Standards:

Development proposals should be designed in accordance with the London

Plan energy hierarchy, and should meet the following minimum targets for

carbon dioxide emissions reduction. Year Improvement on 2013 Building

Regulations:

– 2014 - 2016 35 per cent

– 2016 - 2036 Zero carbon

New dwellings should be designed to ensure that a maximum of 105 litres of

water is consumed per person per day.

6.5.2 London Plan Policy 5.2 states that new development should be designed using the

energy hierarchy ‘Lean – Clean – Green’. This equates to using less energy, supplying

energy more efficiently and then the provision of renewable energy if required.

6.5.3 The design has evolved to incorporate passive design measures in respect of ‘Be

Lean’ principles. Furthermore, ‘Be clean’ measures would be included, such as a

building management system, limited comfort cooling systems and high efficiency gas

fired boilers. A gas fired CHP plant would be installed as part of the low carbon energy

generation scheme.

6.5.4 Combined, the measures anticipate an overall reductions in regulated carbon dioxide

emissions of 49% beyond the Building Regulations Part L baseline. This also exceeds

the London Plan policy target of 35%. In addition, the scheme is designed to achieve

a BREEAM rating of very good’ with a score of 67%. This is both a significant

improvement over the original proposals submitted, and indeed over the extant

permission. This is secured by and sought to be exceeded, through conditions.

Landscaping / Ecology / Flood Risk

6.5.5 During the determination of the planning application, the scheme was amended to

remove two of the car parking spaces from the south east corner of the MSSC site.

This also secure that the scheme would provide additional landscaping and tree

planting along the boundary with the park and assist with providing some mitigation for

the loss of Category B tree on the boundary with the coach park and MSSC site.

6.5.6 The layout and soft landscaping shown is generally acceptable for the site’s location

and the intended range of uses. The parking across the site would be carefully

integrated with soft landscaping softening the visual impact of the car parking and

strengthening the proposals verdant relationship with the park. The courtyard would

be paved rather than tarmac creating a high quality environment which is supported.

6.5.7 Hedges are proposed to private gardens rather than high boundary walls which is also

supported as these will provide some delineation of private amenity space without

creating dominant oppressive boundaries to communal areas

6.5.8 The development has been submitted with a Flood Risk assessment as the site falls

within Zone 3 of a Flood Risk. The Environment Agency has confirmed they have no

objection to the proposal as the development does not propose any habitable rooms

at basement or ground floor level.

Figure 15: Proposed landscaping plan

6.7 Planning Obligations and CIL

6.7.1 LLP Policy D4 and Annex 10 sets out the Council’s policy in relation to seeking

planning obligations and the charging approaches for various types of obligation. For

contributions that are not covered by Annex 10, the Council’s approach to calculating

contributions is guided by its July 2013 revised draft S106 Planning Obligations

Supplementary Planning Document (SPD) produced for consultation.

6.7.2 The following planning obligations are considered necessary to make the development

acceptable in planning terms, are directly related to the development and are fairly and

reasonably related in kind and in scale to the development. They are therefore

compliant with the requirements of regulations 122 and 123 of the Community

Infrastructure Levy Regulations 2010.

- Affordable Housing contribution: £382,733.00 (payment prior to first occupation

of the residential units, with no review mechanism)

- Local Labour in Construction contribution: £32,827.47

- Play space contribution: £1,821.60

- MSSC offered the B1 office accommodation first the instance.

- Building the office accommodation to ‘turn-key’ standard

- Restriction on student accommodation:

a. No C3 use

b. Related to defined list of educational institutions with first priority

- Student Management Plan (including 24/7 contact no. to be located in public

view for use by local residents and allocation of drop off times for students at the

beginning and end of term)

- Travel Plan Monitoring: £3,000

- No business, residential or student residential parking permits

- Future proof for district-wide heat network

- S278 agreement to deal with proposals that include resurfacing and widening the

existing footway under the viaduct.

- Skills and employment plan;

- Monitoring and legal fees.

6.7.3 If the application is approved and the development is implemented, a liability to pay

the Lambeth Community Infrastructure Levy (CIL) will arise. The Lambeth CIL

contribution is estimated, on the basis of information supplied with the planning

application, to be approximately £1.2million.

6.7.5 The London Mayoral CIL would also be applicable applied towards the cost of

Crossrail.

CONCLUSION

7.1 The proposal reacts positively to a number of planning considerations. In relation to

land use policy. The existing front section of the site is not considered to perform a

strategic role in the provision of coach station facilities. The scheme would deliver the

reprovision of better quality office accommodation for the Martine Society and Sea

Cadets, ensuring that they will remain on site in the future. Furthermore, the proposed

increase in student accommodation above the extant permission would contribute to

the strategic needs of the CAZ and perform a role in contributing to the vitality and

sustainability of the CAZ as part of London’s world city offer. As part of this, the

proposal also sees the refurbishment of railway arches that would contribute to the

local commercial and retail offer. Where conditioned, or as otherwise secured within

the recommendation, the student accommodation would be suitability managed as to

have no detrimental impact on its neighbours. The provision of 9 new residential units,

comprising two bedroom and family units within the MSSC building is also acceptable

in principle.

7.2 The quality and mix of units of the proposed residential element of the scheme is

appropriate, given that it requires the conversion of a historic building. A further key

consideration was the viability of the scheme and its ability to be policy compliant under

the Council’s Small Sites Affordable Housing Policy. The scheme has been subject to

an independently verified viability assessment which shows that the scheme would

provide the maximum viable affordable housing contribution at current levels.

7.3 The design of the new building has full regard to the particular heritage sensitivities for

the site. It continues the line of the terrace, without competing with the detailing found

at neighbouring sites allowing them to maintain a hierarchy of focus within the existing

terrace. Furthermore, the element to the building, which increases the northern end of

the building from the extent permission is respectful of the setting of the MSSC building

and the wider conservation area. The use of materials is in the new building is

sympathetic to the surrounding palette, and is used to break down the façade as well

as pronounced physical set backs. The proposed extensions and alterations to the

MSSC equally ensure that its residential conversion has careful regard to its historic

character.

7.4 There are no amenity, transport or environmental concerns arising from the

development which would not be addressed through appropriate planning conditions

and Section 106 obligations.

7.5 Overall, the proposal is considered to comply with the Development Plan and will bring

forward development at the site where it is currently underdeveloped and does not

contribute positively to the Conservation Area. The development will see the terrace

line continued, bringing it back to the railway line as it had been pre-WW2.

RECOMMENDATION

8.1 Officers recommend that conditional planning permission is granted, subject to the

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

Planning Act 1990 of the planning obligations listed in this report.

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

subsequent appeal, delegated authority is given to officers, having regard to the heads

of terms set out in the report, to negotiate and complete a document containing

obligations pursuant to Section 106 of the Town and Country Planning Act 1990 in

order to meet the requirements of the Planning Inspector.

9. CONDITIONS AND INFORMATIVES

Conditions

General

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

expiration of three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country

Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory

Purchase Act 2004).

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

approved plans listed in this notice.

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

Environmental

3. No demolition shall commence until full details of the proposed demolition

methodology for each phase, in the form of a Method of Demolition Statement, has

been submitted to and approved in writing by the Local Planning Authority. The Method

of Demolition Statement shall include details of:

a) The notification of neighbours with regard to the timing and coordination of works;

b) Advance notification of road closures;

c) Details regarding parking, deliveries, and storage;

d) Details regarding dust mitigation;

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

highway;

f) Details of a site hoarding strategy;

g) Details of a temporary lighting strategy, including details of temporary lighting of

all public areas and buildings showing acceptable positioning and levels of glare;

h) Details of the hours of works and other measures to mitigate the impact of

demolition on the amenity of the area; and

i) Any other measures to mitigate the impact of demolition upon the amenity of the

area and the function and safety of the highway network.

The details of the approved Method of Demolition Statement must be implemented and

complied with for the duration of the demolition process for each phase, unless the

written consent of the Local Planning Authority is received for any variation.

Reason: This is required prior to demolition to ensure minimal nuisance or disturbance

is caused to the amenities of adjoining occupiers and of the area generally, and avoid

hazard and obstruction to the public highway during the whole of the demolition period.

(Policies T6 and Q2 of the Lambeth Local Plan 2015).

4. No development shall commence until a Construction and Environmental Management

Plan (CEMP) has been submitted to and approved in writing by the local planning

authority. The CEMP shall include details of the following relevant measures:

a) An introduction consisting of construction phase environmental management plan,

definitions and abbreviations and project description and location;

b) Information on environmental management;

c) A description of management responsibilities;

d) A description of the demolition and construction programme;

e) Site working hours;

f) Detailed Site logistics arrangements;

g) Temporary works requirements;

h) Advance notification of road closures;

i) Details regarding parking, deliveries, and storage;

j) Details regarding dust mitigation;

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

highway;

l) Details of the hours of works and other measures to mitigate the impact of

construction on the amenity of the area. The hours of deliveries associated with

construction activity should work around the core school hours at nearby schools;

and

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

area and the function and safety of the highway network;

n) Communication procedures with the LBL and local community regarding key

construction issues – newsletters, fliers etc.; and

o) Established environmental monitoring and control measures with respect to:

- Air Quality;

- Noise and Vibration;

- Water;

- Fuel and Chemicals;

- Waste Management;

- Worksite Housekeeping;

- Electricity and Lighting;

- Traffic Management and Site Access;

- Operations Likely to Result in Disturbance;

- Site Layout Arrangements with respect to temporary works, plans for storage,

accommodation, vehicular movement, delivery and access;

- Materials;

- Contaminated Land;

- Ecology;

- Vermin Control;

- Public Relations – procedures ensuring that communication is maintained with the

LBL and the community and also provisions for affected parties to register

complaints and a means of replying to these complaints;

- An overview of environmental incidents;

- A description of relevant documentation and records;

- Environmental inspections and reviews; and

- Housekeeping and general site management, materials storage and handling,

waste management, recycling and disposal.

Evidence of and details related to consultation with local residents on the CEMP to be

submitted shall be included within the submission. The construction shall thereafter be

carried out in accordance with the details and measures approved in the CEMP for the

related phase, unless the written consent of the Local Planning Authority is received

for any variation.

Reason: This is required prior to construction to avoid hazard and obstruction being

caused to users of the public highway and to safeguard residential amenity during the

whole of the construction period. (Policies T6 and Q2 of the Lambeth Local Plan 2015).

5. Prior to the commencement of new build foundation works on-site a drainage strategy

detailing any on and/or off site drainage works, shall be submitted to and approved by,

the local planning authority in consultation with the sewerage undertaker. No discharge

of foul or surface water from the site shall be accepted into the public system until the

drainage works referred to in the strategy have been completed.

Reason: The development may lead to sewage flooding; to ensure that sufficient

capacity is made available to cope with the new development; and in order to avoid

adverse environmental impact upon the community (Policies EN5 and EN6 of the

Lambeth Local Plan 2015).

6. No impact piling or other penetrative foundation work shall take place until a Piling

Method Statement has been submitted to and approved in writing by the Local

Planning Authority in consultation with Network Rail, the Environment Agency and

Thames Water. The Piling Method Statement shall include details of:

a) The depth and type of piling to be undertaken;

b) The methodology by which such piling will be carried out (including where

measures require use of vibro-compaction/displacement piling plant);

c) Measures to prevent and minimise the potential for damage to subsurface

water infrastructure;

d) Measures to ensure there is no resultant unacceptable risk to groundwater as

a result of the work; and

e) The programme for the works.

Any piling or other penetrative works must be undertaken in accordance with the terms

of the approved Piling Method Statement, unless the written consent of the Local

Planning Authority is received for any variation.

Reason: The information is required prior to any piling or other penetrative works

commencing to decrease and manage potential impact from piling or other penetrative

works on nearby railway and underground water utility infrastructure, to ensure that

any piling works would not unduly impact upon railway operations or local underground

sewerage utility infrastructure and in order to avoid adverse environmental impact upon

the community. (Policies EN5 and EN6 of the Lambeth Local Plan 2015).

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

at the site then no further development (unless otherwise agreed in writing with the

Local Planning Authority) shall be carried out until the developer has submitted, and

obtained written approval from the Local Planning Authority for, a remediation strategy

detailing how this unsuspected contamination shall be dealt with. The remediation

strategy shall be implemented as approved, verified and reported to the satisfaction of

the Local Planning Authority.

Reason: There is always the potential for unexpected contamination to be identified

during development groundworks. We should be consulted should any contamination

be identified that could present an unacceptable risk to controlled waters (Policies EN5

and EN6 of the Lambeth Local Plan 2015).

8. No infiltration of surface water drainage in to the ground is permitted other than with

the express written consent of the Local Planning Authority, which may be given for

those parts of the site where it has been demonstrated that there is no resultant

unacceptable risk to controlled waters. The development shall be carried out in

accordance with the approval details.

Reason: Infiltrating water has the potential to cause remobilisation of contaminants

present in shallow soil or made ground which could ultimately cause pollution of

groundwater (Policies EN5 and EN6 of the Lambeth Local Plan 2015).

9. No non-road mobile machinery (NRMM) shall be used on the site unless it is compliant

with the NRMM Low Emission Zone requirements (or any superseding requirements)

and until it has been registered for use on the site on the NRMM register (or any

superseding register).

Reason: To ensure that air quality is not adversely affected by the development in line

with London Plan policy 7.14 and the Mayor’s SPG: The Control of Dust and Emissions

During Construction and Demolition.

10. Prior to the first occupation of the residential units hereby permitted a flood response

plan (or flood warning and evacuation plan) for the development shall be submitted to

and approved in writing by the local planning authority.

Reason: To minimise the risk to residents of the development in the event of flooding.

(Policy EN5 of the Lambeth Local Plan 2015).

Design

11. No development shall take place until the applicant has secured the implementation of

a programme of archaeological work in accordance with a written scheme for

investigation which has been submitted by the applicant and approved by the Local

Planning Authority. The development shall only take place in accordance with the

detailed scheme pursuant to this condition. The archaeological works shall be carried

out by a suitably qualified investigating body acceptable to the Local Planning

Authority.

Reason: To safeguard potential heritage significance under ground (Policy Q23 of the

Lambeth Local Plan 2015).

12. 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 the commencement of above ground works. The development shall not

be carried out otherwise than in accordance with the details thus approved.

a. Identify typical prototype construction details;

b. Mock up panels following consideration of (a) above, of typical elevation bay, to

include window frame and brickwork;

c. A sample board for all external materials;

d. Scaled drawings of window treatment including reveals, sills and heads, framing

and glazing at a scale of 1:10;

e. 1:10 Details of stone coping to the brick;

f. A scheme of external lighting including uplighters and lighting to the arches;

g. Details of canopy over the main reception;

h. Details railway arch shopfronts/frontage;

i. Details methods of fixing of upper storeys;

j. Details of boundary treatments and gates;

k. Details of dormer windows (MSSC building);

l. Details of entrances (MSSC building).

The above ground works shall not be carried out otherwise than in accordance with

the details and drawings thus approved.

Reason: To ensure that the external appearance of the building is satisfactory and

does not detract from the character and visual amenity of the area along with setting

of the Lambeth Palace Conservation Area (Policies Q6, Q7, Q8, and Q22 of the

Lambeth Local Plan 2015).

13. Notwithstanding the details shown on the drawings hereby approved, no above ground

development of the new building shall take place until sample panels of all external

materials have been erected on site for inspection by a council officer and approved in

writing by the Local Planning Authority, unless otherwise agreed in writing by the Local

Planning Authority.

Reason: To ensure that the external appearance of the building is satisfactory and

does not detract from the character and visual amenity of the area along with setting

of the Lambeth Palace Conservation Area (Policies Q6, Q7, Q8, and Q22 of the

Lambeth Local Plan 2015).

14. Notwithstanding the details shown on the drawings hereby approved, no above

alterations to the MSSC building shall take place until sample panels of all external

materials have been erected on site for inspection by a council officer and approved in

writing by the Local Planning Authority, unless otherwise agreed in writing by the Local

Planning Authority.

Reason: To ensure that the external appearance of the building is satisfactory and

does not detract from the character and visual amenity of the area along with setting

of the Lambeth Palace Road Conservation Area (Policies Q6, Q7, Q8, and Q22 of the

Lambeth Local Plan 2015).

15. Unless otherwise shown on the drawings hereby approved, no soil stacks, soil vent,

pipes, flues ductwork or any other pipe, other than rainwater pipes, shall be fixed to

the external faces of new building and the MSSC building.

Reason: To ensure an appropriate standard of design (Policies Q6, Q8 and PN3 of the

Lambeth Local Plan 2015).

16. Prior to the first occupation of the any part of the new development, a Crime Prevention

Strategy including a Security Management Plan shall be submitted to and approved in

writing by the Local Planning Authority. The submitted details will include the following:

a) A summary of known crime risks in the area;

b) Details of how the development, including any landscaping, has mitigated

known crime risks in the area;

c) Detail of how the development seeks to achieve 'Secured by Design

Standards', including details of a CCTV scheme (where appropriate), external

security, street lighting and landscaping.

The use shall thereafter be operated in accordance with the approved details, unless

the written consent of the Local Planning Authority is received for any variation.

Reason: To ensure that the development maintains and enhances community safety.

(Policy Q3 of the Lambeth Local Plan 2015).

17. At least ten per cent of the student units hereby permitted shall be constructed to

comply with Part M4(3) of the Building Regulations. Any communal areas and

accesses serving the M4(3) compliant Wheelchair User Dwellings should also comply

with Part M4(3).

Reason: To secure appropriate access for disabled people and others with mobility

constraints (policies 3.8 of the London Plan (2015 and Q1 of the Lambeth Local Plan

2015).

18. Prior to the occupation of the student accommodation, the west facing windows on the

rear section of the new building (shown on drawing PL-2009 Rev B) elevation of the

building serving the communal staircase shall be fitted with obscure glass or obscure

glazing film over the entirety of the glass, to a minimum level of obscurity equivalent to

Pilkington Texture Glass Level 3, and shall be retained as such for the duration of the

development.

Reason: To protect the amenities of adjoining occupiers (Policies Q2 and Q11 of the

Lambeth Local Plan 2015).

Landscaping and Public Realm

19. No development shall commence until full details including drawings and specifications

of all proposed soft and hard landscaping and tree planting has been submitted to and

approved in writing by the Local Planning Authority. This shall include details of the

boundary treatment and landscaping of the access roads, footways and a Landscape

Plan detailing the management of the communal amenity space and 'mews' as well as

the brown roofs with a substrate depth of no less than 80mm. The specification shall

include details of the quantity, size, species, position and the proposed time of planting

of all trees and shrubs to be planted, together with regard to their mature size and

anticipated routine maintenance and protection. In addition all shrubs and hedges to

be planted that are intended to achieve a significant size and presence in the

landscape shall be similarly specified. All tree, shrub and hedge planting included

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

BS4428:1989 and current Arboriculture best practise.

Landscaping schedules should endeavour to include, as recommended in the

approved Extended Phase 1 Habitat Survey by WYG, measures to promote

biodiversity including use of native species typical of locality and ground conditions or

any naturalised areas, or the installation of bat and bird boxes on buildings, or creation

of naturalised areas within communal areas.

The approved Landscaping Scheme shall be carried out in accordance with the

approved details within 6 months of the date of occupation of the phase and maintained

thereafter, unless the written consent of the Local Planning Authority is received for

any variation.

Reason: In order to introduce high quality soft landscaping in and around the site in

the interests of the ecological value of the site and to ensure a satisfactory landscaping

of the site in the interests of visual amenity (Policies EN4, Q6, Q9 and Q10 of the

Lambeth Local Plan 2015).

20. A detailed signage/advertisement strategy shall be submitted to and approved in

writing by the Local Planning Authority prior to commencement of the development. 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 a high quality standard of development, to safeguard and enhance

the visual amenities of the locality it and to ensure a satisfactory and continuing

standard of amenity is provided (Policy Q17 of the Lambeth Local Plan 2015)

21. No occupation shall take place of the new building until full details of the green roof for

that building has been submitted to and approved in writing by the Local Planning

Authority. The submitted details shall demonstrate the following:

a) Details on materials used in the design, construction and installation of the green or

brown roof based on the Green Roof Code and the use of biodiversity based

extensive/semi-intensive soils;

b) Details on substrate and plants used in the green or brown roof, based on a

commercial brick-based aggregate or equivalent with a varied substrate depth of 80

-150mm planted with 50% locally native herbs/wildflowers in addition to a variety of

sedum species;

c) Details on additional features to the proposed green or brown roof, such as areas

of bare shingle, areas of sand for burrowing invertebrates and individual logs or log

piles.

d) An ecological management and maintenance plan including landscape features and

a cross section of the green or brown roof.

e) Details of how the roof is compliant with GRO Green Roof Code 2011.

The development shall be carried out strictly in accordance with the details approved,

shall be maintained as such thereafter and no alterations to the approved scheme shall

be permitted without the prior written consent of the Local Planning Authority. Evidence

that the green roof has been installed in accordance with the details above should be

submitted to and approved by the Local Planning Authority prior to occupation.

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

(Policies EN4 and Q9 of the Lambeth Local Plan, 2015).

22. No development shall commence until the Tree Protection Plan in the hereby approved

Arboricultural Development Statement prepared by Landscape Projects has been fully

implemented.

Reason: To ensure the retention of, and avoid damage to, the retained trees

on/adjacent to the site that represent an important visual amenity to the locality and

the wider surrounding area (Policy Q10 of the Lambeth Local Plan 2015).

23. Any trees, shrubs or hedges included in the landscaping scheme for the development

hereby permitted that die, are removed, become seriously damaged or diseased,

within five years of planting, shall be replaced within six months of death, removal,

damage or disease.

Reason: In order to ensure long term retention of the landscaping in and around the

site in the interests of the ecological value of the site and in the interests of visual

amenity (Policies Q6, Q9 and Q10 of the Lambeth Local Plan 2015).

24. No trees on the site, other than those identified in the Arboricultural Development

Statement by Landscape Projects shall be felled, lopped, pruned, uprooted or

damaged without prior written agreement of the Local Planning Authority.

Reason: In order to ensure the retention of established trees on the site in the interests

of the ecological value and visual amenity (Policy Q10 of the Lambeth Local Plan

2015).

Transport and Servicing

25. No doors or gates shall be erected in a way that enables them to be opened over or

across the adjoining footways, carriageways and public rights of way.

Reason: In the interests of public safety and to prevent obstruction of the public

highway (Policies T1 of the Lambeth Local Plan 2015).

26. Prior to the occupation of each element of the development, a Travel Plan shall be

submitted to and approved in writing by the Local Planning Authority. The measures

approved in the Travel Plan shall be implemented prior to the use commencing and

shall be so maintained for the duration of the use, unless the prior written approval of

the Local Planning Authority is obtained to any variation.

Reason: To ensure that the travel arrangements to the site are appropriate and to limit

the effects of the increase in travel movements (Policy 6.3 of the London Plan 2015

and Policies T1 and T6 of the Lambeth Local Plan 2015).

27. Notwithstanding the approved plans, prior to the occupation of each element of the

development, details of the provision to be made for cycle parking shall be submitted

to and approved in writing by the Local Planning Authority. The cycle parking shall

thereafter be implemented in full in accordance with the approved details before the

use commences and shall thereafter be retained solely for its designated use. The

submitted details must demonstrate the following:

a) The provision of 20 cycle parking spaces for the residential units with the MSSC

building;

b) The provision of 90 cycle parking spaces for the student accommodation;

c) The provision of 13 cycle parking spaces for the office accommodation;

d) Details showing dimensions hoops/stands proposed for the 4 visitor spaces;

Reason: To ensure adequate cycle parking is available on site, promote sustainable

modes of transport and protect the amenity of future occupiers of development.

(Policies Q2, T1, T3 and T6 of the Lambeth Local Plan 2015).

28. Prior to the occupation of each element of the development, a Delivery and Servicing

Management Plan for that building shall be submitted to and approved in writing by the

Local Planning Authority. Thereafter all deliveries and servicing to/from the relevant

part of the development shall only occur in accordance with the approved Delivery and

Service Management Plan, unless the written consent of the Local Planning Authority

is received for any variation.

Reason: To minimise danger, obstruction, and inconvenience to users of the highway

(Policies T6 and T8 of the Lambeth Local Plan 2015).

29. Deliveries to the site shall only occur between the hours of 0800 to 2100 on any day

and at no other times.

Reason: In order to protect the residential amenity of the locality (Policies Q2 of the

Lambeth Local Plan 2015)

30. Prior to the occupation of the each element of the development hereby permitted, a

Waste Management Strategy shall be submitted to and approved in writing by the local

planning authority. The proposed uses hereby permitted shall thereafter be operated

in accordance with the approved Waste Management Strategy. The Waste

Management Strategy will align with the guide for architects and developers on waste

and recycling storage and collection requirements as set out in the Council’s Refuse &

Recycling Storage Design Guide (2013).

Reason: To ensure suitable provision for the occupiers of the development, to

encourage the sustainable management of waste and to safeguard the visual

amenities of the area (Policies Q2 and Q12 of the Lambeth Local Plan 2015).

Sustainability and Noise

31. For each residential building, prior to the commencement of building works above

ground, full details of each building sound insulation and ventilation strategy, shall be

submitted to and approved in writing by the Local Planning Authority, showing how the

building has been designed to meet the following internal standards

a) for living rooms, 35 dB(A) LAeq,16hour between 0700 and 2300 hours;

b) for bedrooms, 30 dB(A) LAeq,8hour between 2300 and 0700 hours; and

c) 45 dB(A) LAFmax not to be exceeded more than 15 times per night-time between

2300 and 0700 hrs inside bedrooms from sources other than emergency sirens.

The development shall be carried out in accordance with the approved details.

Reason: The information is required before commencing above ground works to

ensure that no nuisance or disturbance is caused to the detriment of the amenities of

future occupiers (Policy H5 and Q2 of the Lambeth Local Plan 2015).

32. Prior to occupation of any of the residential buildings, acoustic commissioning testing

shall be undertaken by a UKAS/ANC accredited organisation of 10% of the most noise

exposed habitable rooms orientated towards the railway lines to demonstrate

compliance with the terms of Condition 31.

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

amenities of future occupiers (Policy H5 and Q2 of the Lambeth Local Plan 2015).

33. For each element of the development building, prior to commencement of above

ground works, full details of internal and external plant equipment and trunking for that

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

exhaust ducting / ventilation, shall be submitted to and approved in writing by the Local

Planning Authority. All flues, ducting and other equipment shall be installed in

accordance with the approved details prior to the use commencing on site and shall

be retained and remain operational for the duration of the use.

In order not to prejudice existing and proposed noise sensitive receptors, the rating

noise level (accounting for any tonal or intermittent characteristics of the noise) from

fixed building services plant should be designed to a level 5dB below the existing

typical measured background noise level at a position 1m from the façade of the

nearest noise sensitive properties (i.e. Plant LAr,T = -5dB LA90,15min). This criterion applies

to the total contribution of noise from all noise generating plant that may run during any

particular period. The typical background noise level should be determined using

statistical analysis to find the modal L90 at each receiver location.

Reason: To ensure that the external appearance of the building is satisfactory and

does not detract from the character and visual amenity of the area and to ensure that

no nuisance or disturbance is caused to the detriment of the amenities of adjoining and

future residents, or of the area generally. (Policies ED7, Q2, Q6, Q7 and Q8 of the

Lambeth Local Plan 2015).

34. Prior to first occupation of the residential units within the MSSC building, evidence (this

can be in the form of a design stage Code for Sustainable Homes certificate and

summary score sheet) must be submitted to the Local Planning Authority and approved

in writing that the internal water consumption of the Development will not exceed 105

l/p/day in line with The Water Efficiency Calculator for new dwellings from the

Department of Communities and Local Government.

Reason: to reduce the consumption of potable water in the home from all sources,

including borehole well water, through the use of water efficient fittings, appliances and

water recycling systems. (Policy EN4 of the Lambeth Local Plan 2015).

35. Within three months of work starting on the new building, a BREEAM Design Stage

certificate and summary score sheet (or such equivalent standard that replaces this)

must be submitted to and approved in writing by the Local Planning Authority to show

that a ‘very good’ rating (minimum score of 67%) will be achieved.

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

(Policy EN4 of the Lambeth Local Plan 2015)

36. Within three months of use of the new building, a BREEAM Post Construction Review

certificate and summary score sheet (or such equivalent standard that replaces this)

for the theatre building must be submitted to and approved in writing by the Local

Planning Authority to show that a ‘very good’ rating (minimum score of 67%) has been

achieved.

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

(Policy EN4 of the Lambeth Local Plan 2015)

Site Management

37. The Class A1 and Class D1 use hereby permitted shall only be carried out between

the hours of 0800 to 2100 hours on any day.

Reason: In order to protect the residential amenity of the locality (Policy Q2 of the

Lambeth Local Plan 2015).

38. The class D1 use hereby approved shall not be operated as a place of worship or

church hall and shall only be used for all other purposes included in the Class D1 use

of the schedule of the Town and Country Planning (Use Classes) order 1987 (as

amended) or in any provision equivalent to that Class in any statutory instrument

revoking or re-enacting that Order.

Reason: The authority has had special regard to the circumstances of the site and

Council policy and considers unrestricted use would be unacceptable.

39. Notwithstanding the provisions of the Town and Country Planning (General Permitted

Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or

re-enacting that Order with or without modification), no aerials, antennae, satellite

dishes or related telecommunications equipment shall be erected on any part of the

development hereby permitted, without planning permission first being granted.

Reason: To ensure that the visual impact of telecommunication equipment upon the

surrounding area can be considered. (Policies 7.6 and 7.8 of the London Plan 2015

and Policies T10, Q6 and Q22 of the Lambeth Local Plan 2015).

Informatives

1. This decision letter does not convey an approval or consent which may be required

under any enactment, by-law, order or regulation, other than Section 57 of the Town

and Country Planning Act 1990.

2. You are advised that this consent is without prejudice to any rights which may be

enjoyed by any tenants/occupiers of the premises.

3. Your attention is drawn to the provisions of the Building Regulations, and related

legislation which must be complied with to the satisfaction of the Council's Building

Control Officer.

4. Your attention is drawn to Sections 4 and 7 of the Chronically Sick and Disabled

Persons Act 1970 and the Code of Practice for Access for the Disabled to Buildings

(B.S. 5810:1979) regarding the provision of means of access, parking facilities and

sanitary conveniences for the needs of persons visiting, using or employed at the

building or premises who are disabled.

5. You are advised of the necessity to consult the Council's Streetcare team within the

Public Protection Division with regard to the provision of refuse storage and collection

facilities and follow the guidance set out in Lambeth Council’s ‘Waste & Recycling and

Storage Collection Requirements (October 2013)’:

https://www.lambeth.gov.uk/sites/default/files/rr-Lambeth-Architects-Code-of-

Practice.pdf

6. As soon as building work starts on the development, you must contact the Street

Naming and Numbering Officer if you need to do the following:

1. name a new street

2. name a new or existing building

3. apply new street numbers to a new or existing building

This will ensure that any changes are agreed with Lambeth Council before use, in

accordance with the London Buildings Acts (Amendment) Act 1939 and the Local

Government Act 1985. Although it is not essential, we also advise you to contact the

Street Naming and Numbering Officer before applying new names or numbers to

internal flats or units. Contact details are listed below.

Street Naming and Numbering Officer

e-mail: streetnn@lambeth.gov.uk

tel: 020 7926 2283

7. You are advised of the necessity to consult the Transport and Highways team within

the Transport Division of the Directorate of Environmental Services, with regard to any

alterations affecting the public footway.

8. You are advised of the necessity to consult the Council’s Highways team prior to the

commencement of construction on 020 7926 9000 in order to obtain necessary

approvals and licences prior to undertaking any works within the Public Highway

including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of

the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including adjacent

to the highway such as basements, etc), Temporary Full/Part Road Closures,

Craneage Licences etc.

9. It is current Council policy for the Council's contractor to construct new vehicular

accesses and to reinstate the footway across redundant accesses. The developer is

to contact the Council's Highways team on 020 7926 9000, prior to the commencement

of construction, to arrange for any such work to be done. If the developer wishes to

undertake this work the Council will require a deposit and the developer will need to

cover all the Council's costs (including supervision of the works). If the works are of a

significant nature, a Section 278 Agreement (Highways Act 1980) will be required and

the works must be carried out to the Council's specification.

10. It is recommended that flood resistant and resilient measures are incorporated into the

building where practicable. The Department for Communities and Local Government

document “Improving the flood performance of new buildings: flood resilient

construction” provides advice on this. Practical measures may include provision of

raised floor levels, where these can be accommodated without external alterations to

the building, raising electrical sockets above floor level and avoiding the use of low

level air bricks. An alternative scheme incorporating duplex units should also be

considered.

It is recommended that residents of the development register with the Environment

Agency’s Floodline Warnings Direct service.

11. Thames Water

Surface Water Drainage - It is the responsibility of a developer to make proper

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

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

attenuated or regulated into the receiving public network through on or off site storage.

When it is proposed to connect to a combined public sewer, the site drainage should

be separate and combined at the final manhole nearest the boundary. Connections

are not permitted for the removal of groundwater. Where the developer proposes to

discharge to a public sewer, prior approval from Thames Water Developer Services

will be required. They can be contacted on 0800 009 3921. This is to ensure that the

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

system.

There are public sewers crossing or close to your development. In order to protect

public sewers and to ensure that Thames Water can gain access to those sewers for

future repair and maintenance, approval should be sought from Thames Water where

the erection of a building or an extension to a building or underpinning work would be

over the line of, or would come within 3 metres of, a public sewer. Thames Water will

usually refuse such approval in respect of the construction of new buildings, but

approval may be granted in some cases for extensions to existing buildings. The

applicant is advised to contact Thames Water Developer Services on 0800 009 3921

to discuss the options available at this site.

Thames Water recommends the installation of a properly maintained fat trap on all

catering establishments. We further recommend, in line with best practice for the

disposal of Fats, Oils and Grease, the collection of waste oil by a contractor, particularly

to recycle for the production of bio diesel. Failure to implement these recommendations

may result in this and other properties suffering blocked drains, sewage flooding and

pollution to local watercourses.