Location Site Including St Anselm's Church Kennington Road, Havilland

House 13 Sancroft Street, Electricity Sub Station Sancroft Street

And Garages Stables Way London

Ward Princes

Proposal Change of use of part of the ground floor of St Anselm's Church to a

restaurant/cafe/delicatessen (Use Class A3), relocation of the church use to

a new second floor, demolition of vestry and part of transepts, together with

other minor external alterations within the site. Demolition of Havilland

House and garages and redevelopment of the site to provide a new

community hall (Use Class D1), educational facilities (Use Class D1), two

work units (Use Class B1), and 17 residential units (Town Planning and

Conservation Area Consent Applications received).

Application Type Full Planning Permission

Application No 11/01826/FUL/DC_JFU/43957

Applicant Pathways At Kennington Cross

Agent Mrs Natalie Rowland

Gerald Eve

72 Welbeck Street

London

W1G 0AY

Date Valid 21 June 2011

Considerations

Conservation Area CA8 : Kennington Conservation Area Environment Agency Flood Zone Multiple Listed Building Listed Building Grade II Archaeological Priority Areas Archaeological Priority Areas Approved Plans 10/864/100;

10/864/110 – 118 Rev A (inc); 119; 120;

10/864/130;

10/864/700 Rev F; 701 rev G;702 - 704 Rev F (inc); 705;

10/864/710 – 711 Rev F; 712 Rev G;

10/864/720- 721 Rev F;

10.864/732 Rev E;

10/864/722 – 726 (inc).

Recommendation Grant Planning Permission and Conservation Area Consent

Officer Report

1.0 Main Issues

1.1 The main issues relating to this application are:

The principle of providing additional community facilities on the site;

The principle of creating a restaurant/café/delicatessen in the Church;

The acceptability of the proposed extent of demolition

The impact of the proposed development on the Grade II listed Church;

The impact of the proposed development on the character and appearance of the Kennington conservation area;

The design approach taken to the new build elements of the proposal;

The impact on the amenities of the existing, adjacent and future residents;

The potential for increased crime rates and the fear of crime;

The impact on existing levels of on-street car parking and resultant stress on the highways network;

The impact of increased servicing and deliveries on both the highway network and residential amenity;

Sustainability and renewable energy.

2.0 Application Site

2.1 The application site lies at Kennington Cross, at the junction with Kennington Road. The site is bounded by Sanford Street to the north and Stables Way to the west (rear).

2.2 The site is made up of two elements. The first part is made of parish land, the second part being the land fronting Sanford Street and Staples Way which is leased from the Duchy of Cornwall. The surrounding area is characterised by retail and commercial activities on the ground floor level, with residential units on the floors above. The hinterland of the site is more residential in character with blocks designed in the Duchy of Cornwall aesthetic.

2.3 St Anselm’s church is a Grade II listed building and the other buildings in site are not listed although the whole site is within the Kennington conservation area.

2.4 Kennington Cross is located within a “local centre” as defined in the Council’s development plan.

2.5 The site enjoys a PTAL rating of 6a which is “excellent”.

3.0 Relevant Planning History

3.1 06/04013/LDCP - An application for a Certificate of Lawful Development (Proposed) with respect to use of the ground floor of St Anselm’s Hall as a nursery school for 2 - 5 year olds (Use Class D1) during the academic year was approved on the 13.03.2007.

3.2 07/03692/FUL - Change of use of the first floor church hall (Use Class D1) to provide Office Space for social enterprise/training (Use Class B1). Planning permission granted November 2007. A condition was imposed requiring that the permission be personal only to “Tomorrow's People Trust” and that it shall not enure for the benefit of the land and upon the aforementioned ceasing to use the premises for the purpose(s) herein permitted this permission shall cease and become null and void. The reason being that the in granting this permission the Local Planning Authority had regard to the special circumstances of the case and wishes to have the opportunity of exercising control over any subsequent use in the event of Tomorrow's People Trust vacating the premises.

3.3 08/01822/FUL - Variation of Condition 4 (personal permission to Tomorrows People Trust) of planning permission 07/03692.FUL (Change of use of the first floor church hall (Use Class D1) to provide office space for social enterprise/training (Use Class B1)) to allow occupation by the London Youth Support Trust (LYST) (Use Class B1). Planning permission was refused in August 2008 on the grounds that the proposed variation of condition 4 of planning permission 07/03692/FUL would result in a change of use from a community-led project/initiative church hall to (Use Class D1/B1) to a more commercial led project, contrary to policy 26 of the Council's UDP (2007).

3.4 08/04282/FUL - Change of use of first floor from ancillary church hall (Use Class D1) to offices (Use Class B1) including the replacement of a ground floor window with a set of double doors and the provision of 5 cycle spaces. Planning permission was granted on the 9th January 2009. A condition was imposed requiring that the permission shall be personal to The London Youth Support Trust (LYST) and shall not enure for the benefit of the land and upon the aforementioned ceasing to use the premises for the purpose(s) herein permitted this permission shall cease and become null and void. The reason for the condition was as that above.

4.0 Consultation

4.1 The applicant seeks to create a community hub at St Anselm’s Church. This intention has taken place over the last two years alongside consultation with a number of interest parties and groups. The application has been submitted with a Statement of Community Involvement. This statement sets how the applicant has engaged with the local community, stakeholder groups, statutory consultees and local Councillors and the MP. Various public exhibitions have also been held to source what the local community view to be the key considerations for the project.

4.2 Following the submission of the applications, the Council undertook its own consultation exercise. In excess of 160 local residents and occupiers were consulted and 2 site notices were prominently displayed outs the site. The proposals were also advertised in the local press.

4.3 The scheme has attracted a significant level of local interest. There has been a total of 116 letters of support and 91 objections. The comments made by the supporters are set out below and the grounds of objection then follow.

The Diocese of Southwark: The Archdeacon of Lambeth supports the proposals on the grounds that they would provide a strategic and important opportunity to develop the existing work and to offer important resources in education, employment and well-being for those who would on site.

The Bishop of Liverpool: offers supports in his capacity as the “Bishop for Prisons”. He considers the proposals to be constructive, realistic and offer the best hope of rehabilitation for ex-offenders.

Lady Grosvenor also supports the scheme in her role as the Advisor to the Bishop of Liverpool for Penal Affairs.

Lord Ramsbotham supports the proposals in his capacity as a former Chief Inspector of Prisons.

The Duke of Westminster supports the scheme in his role as as a Member of the Prices Council, Duchy of Cornwall and Chairman of the Commercial Committee.

The Duchess of Westminster also fully endorses the scheme in her role as an Advisory Council Member of the Centre for Social Justice.

Reverend Hilborn, the Head of Spiritual Health care and Chaplaincy at Guy’s and St Thomas’ NHS Trust Foundation are is in support of the scheme as is

Reverend Matthews, the vicar of St Paul’s in Clapham.

Reverend MacDonald, Minister of the Church of Scotland parishes of Westray and Papa Westray supports the scheme and has often brought youth groups from Orkney to St Anselm’s.

Into University has also written in support of the scheme as the proposed new facilities would benefit 850 young people from disadvantaged backgrounds each year.

4.4 In addition, a petition of 66 signatories has been submitted in support on the basis that the development would help people in the community through not only being a focal point for the community but also reaching out to disadvantaged individuals.

4.5 The 116 letters of support broadly echo the comments made above and stress the role and value Pathways plays in the local community.

4.6 Of the 91 letters of objection to the scheme, the majority are residents within the immediate vicinity of the application site. All may be summarised as the scheme

representing an over development of the site, the impacts of which are set out below.

Landuse

There is already sufficient restaurants and cafes in Kennington Cross

Proposed uses would encroach in the residential hinterland of the local centre

Proposed residential is inappropriate, particularly if it is to be potentially made available on the open market

Amenity

Impact of a 120 cover restaurant having regard to both noise/disturbance caused by both it and its servicing

Increased intensity of use of the site would greatly increase general noise and disturbance from activity levels, deliveries, servicing etc.

Reduction in sunlight and daylight reaching adjacent residential properties

Overlooking from the roof terrace

Poor design at Stables Way of the site which could generate congregation and antisocial behaviour

Fear of increased crime and reduced security in the area

Heritage and Design

Alterations to the Grade II listed church are inappropriate for this heritage asset

Failure to preserve or enhance the character and appearance of the Kennington conservation area

Inappropriate neo-Georgian design approach

Proposed new buildings are too big and bulky

Insufficient energy savings

Transport and Highways

Increased congestion in the adjoining and surrounding streets

Increased on street parking pressures, especially at night

Inappropriate and poorly considered servicing arrangements for the various uses across the site

Increased risk of pedestrian safety given the additional vehicular movements

Undercroft not large enough to allow the safe passage and manoeuvring of refuse and emergency vehicles

Other Matters

Lack of adequate consultation between the Church and the local community

A misrepresentation of the extent of local support expressed; it being alleged that it is exaggerated in favour of the proposed development

Extra burden on Council Tax

Insufficient detail on the application drawings.

4.7 In additional the following local residents and amenity groups were consulted:

Association of Waterloo Groups: No response received to date

Kennington Oval and Vauxhall Forum: No response received to date

Kennington Society: No response received to date

The Vauxhall Society: No response received to date

Waterloo Community Development Group: No response received to date

Kennington Cross Neighbourhood Association: No response received to date

Heart of Kennington Residents’ Association: No response received to date

Kennington Cross Neighbourhood Association; No response received to date

Manor of Kennington Residents’ Association submitted 2 representations stating that whilst the association does not wish to submit a formal objection, it does have concerns. These centre primarily on increase parking stress, the nature of the residential accommodation, exaggeration of the extent of local support for the scheme, the impact on the development on Stables Way and any possible impediment for refuse vehicles collecting rubbish from the nurses’ accommodation immediately opposite at the rear of the site and the unsightliness that this could cause.

5.8 The following external consultees were notified

Transport for London No formal response received but the Council’s Transport Planning team has been in liaison with TfL regarding the status of the various elements of public highway.

English Heritage No objection to the proposed development at the rear of the Church and consider the design approach to be sympathetic to the character and appearance of the Kennington conservation area. taking its clues from the characteristic neo-Georgian architecture of nearby properties within the Duchy of Cornwall estate.

However, it is considered that the horizontal subdivision of the Church interior would be harmful to this heritage asset although ecclesiastical exemption is acknowledged.

In summary, no objection is raised to the external works proposed but given the reservations regarding the interior, the proposals should be referred to the Southwark Diocese Advisory Committee.

English Heritage Archaeology No objection subject to its standard condition survey condition

Thames Water raise no objection to the impact on the sewerage infrastructure, however it is requested that the applicant contacts Thames water regarding regulating storm flows.

5.7 The following Council teams and departments have also been consulted;

Transport Planning team No objection is raised to the proposals, however a number of conditions are recommended to address the closure of existing access including changes to Traffic Orders(Full), Cycle Parking, the need for a Travel Plan and prior to occupation of the site all construction related damage to the surrounding highway is to be repaired at the applicant’s expense.

Streetcare No response received to date

Conservation and Design team; Acknowledges that in respect of the Church,

externally its the overall volume remains largely intact. However, there are also substantial additions which are largely proposed in the same style and additions grow out of the north elevation of the church in a respectful, “organic” matter. They are considered to be subordinate and in scale and form with the Church which is considered not to cause any harm to the significance of the building. The success of these works will be determined by the quality of materials detailing and execution and a raft of conditions requiring details and samples as necessary are recommended should Members resolve to grant permission for the scheme

With regard to the housing / Church Hall buildings, the proposed housing ranges on Sancroft Street and Stables Way are designed to mimic the architectural style of the Edwardian Duchy of Cornwall buildings in the estate. It is considered that the design response is a valid one. However, as with the extensions to the Church, its success will be largely reliant on the authenticity of the materials and details. It is essential that this development accurately replicates the Edwardian buildings as anything short of an accurate response is likely to look cheap and insubstantial.

Planning Policy team: Consider that this nature of provision may be support in principle. However, as the development proposes more than 10 units, either 14 or 11 net additional units, the Church would be required to meet the affordable housing requirement outlined in Core Strategy Policy S2(c). The affordable housing policy requires 50% of the housing to be affordable or 40% without grant dependent on viability. Outside the minimum threshold the remainder of the housing could appropriately be rented at market rent (i.e. not affordable). It is

proposed therefore that the applicant enter into a S106 agreement which would require at least 40% or 50%, whichever is appropriate, is secured as affordable.

Regulatory Services (Noise and Pollution): State that they have no comments or objections to make on the application.

Regulatory Services (Food Safety) No response received to date

Sustainability team: No response received to date

Arboricultural officer: No response received to date

Crime Prevention Unit Raises no objection on the basis that the proposals are and would continue to be “low risk”, primarily given how pathways would ensure that the new occupiers would be appropriate and committed to rehabilitation into the community.

6.0 RELEVANT POLICIES

6.1 National Guidance

6.1.1 Central Government advice is contained in a range of Government Circulars, Planning Policy Guidance Notes (PPGs) and Planning Policy Statements (PPS). These are essentially general policies which aim to guide the local planning authority to securing good policies based on real and sound objectives and the need to provide high quality, well thought out developments which make a positive contribution to the locality and which help to protect or enhance the environment.

Planning Policy Statement 1 – Delivering Sustainable Development:

Planning Policy Statement 3 – Housing:

Planning Policy Statement 5 – Planning for the Historic Environment

Planning Policy Guidance 13 – Transport:

Planning Policy Statement 23 – Planning and Pollution Control

6.2 London Plan

6.2.1 The London Plan was consolidated in February 2008 and now includes alterations that have been made since it was adopted in February 2004. The London Plan is the Mayor's development strategy for Greater London and provides strategic planning guidance for development and use of land and buildings within the London region.

6.2.2 It seeks to accommodate significant growth in ways that respect and improve London's diverse heritage while delivering a sustainable world city and, proposes to achieve this through sensitive intensification of development in locations well served by public transport.

6.2.3 All Borough plan policies are required to be in general conformity with the London Plan policies.

6.2.4 The following policies of the London Plan are relevant:

2A.1 Sustainability criteria 3A.1 Increasing London’s supply of housing 3A.3 Maximising the potential of sites 3A.5 Housing choice 3A.6 Quality of new housing provision 3A.8 Definition of affordable housing 3A.9 Affordable housing targets 3C.1 Integrating transport and development 3C.2 Matching development to transport capacity 3C.3 Sustainable transport in London 3C.17 Tackling congestion and reducing traffic 4A.1 Tackling climate change 4A.2 Mitigating climate change 4A.3 Sustainable design and construction 4A.4 Energy assessment 4A.7 Renewable Energy 4A.20 Reducing noise and enhancing soundscapes 4A.21 Waste strategic policy and targets 4B.1 Design principles for a compact city 4B.2 Promoting world-class architecture and design 4B.3 Enhancing the quality of the public realm 4B.5 Creating an inclusive environment 4B.6 Safety, Security and fire prevention and protection 4B.8 Respect local context and communities

6.3 Saved Unitary Development Plan Policies

6.3.1 The following policies of the Saved adopted Unitary Development Plan (2007) are considered relevant to this application:

Policy 4Town Centres and community Regeneration

Policy 7, Protection of Residential Amenity; Policy 9, Transport Impact; Policy 14, Parking and Traffic Restraint; Policy 15, Additional Housing; Policy 16, Affordable Housing; Policy 23, Protection and Loss of other Employment Uses; Policy 26, Community Facilities; Policy 29, The Evening and late Night Economy, Food and drink and Amusement centre Uses. Policy 31, Streets, Character and Layout; Policy 32, Community Safety/Designing Out Crime; Policy 33, Building Scale and Design; Policy 34, Renewable Energy in Development;

Policy 35, Sustainable Design and Construction; Policy 38, Design in Existing Residential/Mixed Use Areas; Policy 39, Streetscape, Landscape and Public Realm Design; Policy 54, Pollution, Public Health and Safety; Policy 56, Waste; and Policy 57, Planning Obligations.

6.4 Core strategy Policies Adopted January 2011

The following policies of the Core strategy are also considered relevant to this application:

Policy S2 Housing

Policy S4 Transport

Policy S7 Sustainable Design and construction

Policy S9 Quality of the Built Environment

6.5 Supplementary Planning Documents (SPDs)

6.4.1 The following adopted SPDs are relevant:

SPD: Guidance and Standards for Housing Development and House Conversions

SPD: Safer Built Environments

SPD: Sustainable Design and Construction

SPD: S106 Planning Obligations

6.4.2 The Council’s ‘Waste & Recycling Storage and Collection Requirements: Guidance for Architects and Developers’ (2006) is also considered relevant.

7. Assessment

7.1 Landuse Considerations.

7.1.1 The proposal involves the creation of a number of broadly community related uses to operate as part of a community “hub” with the Church at its heart. In terms of residential accommodation, the proposal would in effect replace the existing 3 three bedroom flats on site with a variety of new residential units comprising 14 studio flats, 1 one bedroom house, 1 two bedroom flat and 1 three bedroom flat. These new residential units would be located towards Sancroft Street and Stables Way.

7.1.2 In more commercial terms, it is proposed to provide restaurant, cafe and delicatessen on the ground floor and a part mezzanine within the Church. This

would create a restaurant, to be known as “The Clink 2” of approximately 470 m sq on the ground floor with all the necessary kitchens and servicing.

7.1.3 A local initiative “Into University” would be relocated from its current location at Centenary Hall on Cottington Street. It would be provided with 116 msq of new purpose built educational floorspace. This would then allow “Into University” to set up throughout the year rather than, at present, regularly pack up and make way for other community projects. This facility would be accessed via Sancroft Street.

7.1.4 A new community hall is also proposed which would provide a dedicated and open facility for local people to use in a variety of ways and replace the existing poorer quality of accommodation at Centenary Hall. As “Into University” would have its own dedicated accommodation, the hall would be more available for other community uses within the parish and beyond. The hall would have level DDA compliant access from Stables Way although alternative access would be available from the Church and the rest of the complex via the proposed spine corridor.

7.1.5 Two work (Use Class B1) units are also proposed at ground floor level fronting Stables Way. It is intended that these would be offered to those in need or possibly to those who have outgrown the “Change Up” starter units in the Church Hall.

7.1.6 In the wider context, a linked planning application has been submitted for the change of use of Centenary Hall. The existing community uses in hall would be relocated into the Church site and it is proposed to convert the hall into residential use and sold to enable the project proposed at St Anselm’s. This element of the overall project is crucial as the range and extent of what is proposed on the St Anselm’s site would not be viable without the sale of the hall. That application has not been determined as it would be the subject of a s106 Agreement prohibiting the implementation of that consent until planning permission has been granted for this scheme, the subject of this report.

7.1.7 The following sections of this report address each of these landuses in turn.

7.1.8 Residential Accommodation Turning first to the proposed new residential accommodation on site (see

paragraph 7.1.1 above for the mix and split of these units), they are to occupied and managed in the following way. The 3 bedroom flat, the 2 bedroom flat and the 1 bedroom house would re-provide the existing housing on site in Havilland House (3 x three bedroom units). These new units would be used for clergy, Pathways staff members and a caretaker. The allocation of each unit would be decided by the Pathways management and the church as appropriate.

7.1.9 The 14 studios will be allocated for low level ex-offenders, staff working for the

Pathways charity or one of the community uses, such as the Change Up starter units, “Pelican” nursery or “The Clink 2”. These will be the first choice of occupants, and will occupy on a subsidised or free basis, dependant on the individual and their role.

7.1.10 The allocation to each individual occupier will be decided by the Pathways

management. A strict vetting process will take place for ex-offender candidates, to ensure that they are suitable candidates for the project. The Pathways management are therefore able to assess the suitability of candidates. Factors which would be taken into account include the ex-offender’s history; the type and extent of criminal record; the willingness and suitability of the candidate for work training; the suitability of the candidate for the Pathways project and reintegration into the community. In other words, what is proposed is not a care in the community hostel.

7.1.11 Units would be allocated to staff members dependant on the need to have them

living on site. If no suitable ex-offender candidates are available to reside in a unit at any given time (places are not guaranteed and some candidates may not be suitable), then Pathways propose to let out the remaining available units on the open market. This would then provide important revenue aiding the ongoing funding of the project.

7.1.12 The vetting, selection and management of ex-offender candidates is key to the

Pathways project and will be controlled by means of a Management Plan, which is being developed. Should Members resolve to grant planning permission, a condition requiring the approval of such a plan is recommended.

7.1.13 The 14 residential units would be available to ex-offenders thereby providing a

source of housing to some of the more vulnerable people in the borough. The proposals have been developed to provide housing to a group with very clear and specific needs and it must be stressed that in order for the total Pathways proposals to prosper, it is important to support both ex-offenders and staff through offering residential accommodation at affordable prices on site. The arrangements for each individual will be handled by the Pathways management, and subsidised rents will be agreed depending on the individual, their role and the particular circumstances. It is understood that this would be typically be at a discount of 30% to open market value.

7.1.14 The scheme also proposes the provision of specialist support, training and work

opportunities, allowing the residents to live in a supportive community and reintegrate with society. The provision of supported accommodation is a crucial part of the Pathways project as many of the people who work on site would not be able to find or afford other housing. The new residential units would provide intermediate affordable housing being houses at prices and rents above those of social rent, but below market prices or rent and which meet the criteria set out in the PPS 3 definition of affordable housing by meeting the needs of eligible households including affordability at a cost low enough for them to afford, determined with regard to local incomes and house prices, and provide the homes to remain at an affordable price for further eligible households, or if these restrictions are lifted, for the subsidy to be recycled. It is proposed that the housing would be provided at a subsidised rent to those persons considered to comply with the Pathways project criteria, and therefore by its very nature financially affordable to those in need. The residential units would be let to some of the staff working on the site at a discounted rate from market value.

7.1.15 As set out above, the 14 studio units would be primarily allocated to ex-offenders,

staff working for the Pathways charity or one of the community uses, such as the Change Up starter units, Pelican nursery or The Clink 2. The other 3 units being re-provided will be allocated to clergy, Pathways staff members and a caretaker. These are the primary occupiers, and it is anticipated that there will usually be demand to fill all the units. If however there are no suitable candidates to occupy the units, then it is important that to help sustain the charity it is possible to rent out the units on the open market. It is asserted that this would provide important revenue for the charity and help it to operate and fund it over the long term. The units will not be made available for market rent unless there are no first choice occupiers available.

7.1.16 The lease arrangements for the primary occupiers would be organised through

Pathways. The length of occupation will vary depending on the individual occupier. It is proposed that the residential units which could be let on the open market would have tenancies of a minimum of 6 months but typically these tenancies will be for 12 months, but where possible with the option for Pathways to take back the units should there be demand from a suitable primary occupier.

7.1.17 The nature of the proposed residential accommodation is clearly not a conventional form of provision. However, given that the proposed units are aimed at providing homes primarily for the clergy, the community uses which are intended to be located on site, and vulnerable members of the community it is considered that this nature of provision may be support in principle. However, as the development proposes more than 10 units, either 14 or 11 net additional units, the Church would be required to meet the affordable housing requirement outlined in Core Strategy Policy S2(c). The affordable housing policy requires 50% of the housing to be affordable or 40% without grant dependent on viability. Outside the minimum threshold the remainder of the housing could appropriately be rented at market rent (i.e. not affordable). It is proposed therefore that the applicant enter into a S106 agreement which would require at least 40% or 50%, whichever is appropriate, is secured as affordable. In relation to the tenure split this could be something which is negotiated if a higher proportion of social rented is provided. This would however need to be based on underlying housing need. This may also be more appropriate given the smaller scale of housing development proposed (ie. only 11 or 14 units). On this basis, it is considered that the nature and tenure may be supported, particularly when set in the bigger picture of the wider community benefits.

7.1.18 Organisations to be based at Pathways and their role and involvement with the local community The following organisations will be based at Pathways. 7.1.19 The Pelican Nursery: This a Montessori nursery located on the ground floor of the old Church Hall. It is

a nursery for local children aged 2-5 years and provides 30 sessions that the church can allocate to disadvantaged families. It is understood that this is very well attended and provides a good service.

7.1.20 Change Up: This provides 11 business start-up units on the first floor of former church hall.

These are for local young people and with the help of a part time supervisor helps them create sustainably profit making businesses. This would help to address a local issue of unemployment for local young people.

7.1.21 Into University: This will be a learning centre helping young people from disadvantaged

backgrounds to attain a university place and fulfil other chosen aspirations. It has 4 full time staff running a programme which includes a homework hub, providing the space and supervision to help young people to do homework, and the opportunity to hear people from industry come and speak.

7.1.22 Church Hall: A new church hall is proposed to be provided for the community. This would be

available for a variety of activities and users such as a ballet group, brownies, boy’s brigade etc.

7.1.23 The Clink in the Community restaurant: This will provide a restaurant, café and delicatessen for the local community with a

percentage of the staff being ex-offender apprentices. It will provide them with training and work experience helping them to find full-time employment when they finish the program and to then rehabilitate into society .

7.1.24 St Anselm’s Church: The Church is a founding partner of the Pathways project. The current church

space will be reordered so that the ground floor provides space for The Clink in the Community, with a new first floor level providing a new worship space.

7.1.25 Policies in the London Plan (3A.18 and 3A.19) together with the Council’s Saved

adopted Policy 26 are supportive and promotive of the development and improvement of community facilities. The Council’s UDP also recognises that Lambeth has a large number of places of worship and high church attendance for many denominations. The UDP asserts that Lambeth’s faith communities have been a source of strength in dealing with economic deprivation and institutional racism. They have been a vital link between public authorities and socially excluded groups and are an important source of community lead initiatives for regeneration and as such should be supported accordingly. It is considered therefore that the principle of the improvement of the existing community based facilities on site the proposed creation of the additional uses is acceptable.

7.1.26 The creation of a commercially run restaurant, café and delicatessen within the

church does raise questions on landuse grounds (and also in amenity and highways terms which are discussed below).The site lies within the Kennington Local Centre.

7.1.27 The proposed restaurant would however provide a training facility as well as a

new food and drink establishment. It is proposed that the cafe and delicatessen would be open during the day to provide refreshment for locals and visitors and a

meeting point for the community. Saved Policy 4 states that in local centres, units should be active frontage uses (A or D Classes), Notwithstanding any amenity related issues, it is considered that the introduction of new retail and restaurant floorspace (A1 and A3 respectively) would increase vitality within the street scene and as such contribute to the these aims. The conversion of part of the Church for these activities would be offset by the creation of a mezzanine floor above which would be used as a place of worship. It is considered that this element of the proposal would therefore be in accordance with the requirements of both Saved Policies 4 and 26.

7.1.28 It is proposed that the restaurant would be open during the day and evening. It is

proposed that this facility would be open from between 08.00 to 23.00 Monday to Saturdays and 10.00 to 22.30 on Sundays and Bank Holidays. Its management would be overseen by the Church. It is understood that these hours also apply for the other community based uses on site. It is considered that these proposed hours are not unreasonable having regard to the prevailing character of Kennington Cross, and subject to a restrictive hours condition to this effect, it is considered that the principle of the introduction of a restaurant/café/delicatessen may be supported in this instance, again, particularly when considered in the wider context of the proposals as a whole.

7.1.29 Turning to the proposed work units, Core Strategy Policy S3 supports employment

and training schemes and the maximisation of local employment opportunities. It also seeks to address skills deficits in the local population. Saved Policy 21 of the UDP states that small offices will be permitted where they are appropriate to the character and function of the area and if they are within local centres with a high PTAL rating (as is the case here). The principle of this nature of provision is therefore considered to be acceptable. .

7.1.30 In conclusion, it is considered that the range and nature of the land uses proposed

at St Anselm’s do accord with regional and local planning policy and as such may be supported in principle. How these uses would impact on the listed building, conservation area and the wider community which are discussed below.

7.2. Amenity Considerations 7.4.1 Policy 7 of the Adopted UDP requires land uses not to have a detrimental impact

on the amenities of neighbouring occupiers.

7.4.2 Policy 33 requires new development to protect residential amenity.

7.4.3 Adopted UDP Policy 36 (c) sets out criteria which new development should not unacceptably affect. These protected criteria are as follows: privacy; outlook and associated unacceptable sense of enclosure; and, sun/daylight.

7.4.4 Policy 38 states that proposals to intensify existing residential areas are welcomed

where this can be achieved without harming local amenities. 7.4.5 The proposal raises some important amenity related issues which need careful

assessment to ensure that the amenity of adjoining residents and the wider community is appropriately safeguarded. This is particularly the case as the

Church would be in part re-modelled to create a restaurant together with the provision of a new hall, accommodation for Into University and new parish offices. These issues are further intensified by the creation of the new residential accommodation in close proximity to existing dwellings. As part of these works, new ventilation and air conditioning equipment would be installed which would involve associated external plant installed on a new third floor level terrace to the rear of the Church.

7.4.6 The nearest residential windows to the proposed external plant would be the

proposed residential dwellings which would be approximately 10m away. Existing residential dwellings on the opposite side of Sancroft Street are further away at approximately 20m.

7.4.7 The Council’s Regulatory Services (Noise and Pollution) department requires that

noise levels generated by mechanical services should be designed to a level of 10dB below the lowest measured background level during the proposed period of operation and as measured at the nearest residential windows. The applicant has indicated that the plant could operate until midnight. The applicant has commission an acoustic consultant who advises that noise emanated from the plant should not exceed 35 dB(A) at 1m external of the nearest residential window during the hours of 07.00 to 01.00 (which covers at least one hour either side of the likely operational period).

7.4.8 The calculated (based on worst case plant selections) condenser noise levels

would, as proposed potentially be up to 14 dB(A) above the above design criterion. As such the plant would require some form of noise attenuation in order to comply with the Council’s standards. The applicant’s acoustic consultation has been developing appropriate mitigation measures including the incorporation of acoustic louvres, panelwork and discharge cowls with fully enclosed condensors.

7.4.8 Regulatory Services has responded stating that they wish to make no comment or

objection on the application but in order to ensure the protection of the amenity of existing and future residents a condition is recommended to secure full details of the noise and vibration attention measures. Subject to the imposition of such a condition, Officers consider that the requirements of the above policies would have been met and as such the scheme is considered to be acceptable in this regard.

7.4.9 Turning next to the physical impact of the new build works on existing sunlight and

daylight levels and the implications on existing residential properties in the vicinity of the site, the applicant has also commissioned a Daylight and Sunlight Report in accordance with the BRE guidelines.

7.4.10 The report identifies that each of the surrounding properties which have windows

facing towards the site and are within close proximity of the site have been individually modelled and assessed. The analysis set out in the Report identifies that in this urban location the level of daylight compliance and the quantum of daylight available is considered to be “very good with only limited areas of daylight restriction”.

7.4.11 In terms of sunlight reaching, due to the orientation of Stables Way the proposed new build fronting onto the street would not face within 90 degrees of due south and therefore would not be relevant for a sunlight assessment. Likewise, the accommodation which front Sancroft Street faces almost directly due north and would also therefore not be relevant in sunlight terms. The residential accommodation with the south facing elevations has been assessed and the results show that in those locations the Annual Probable Sunlight Hours values in all but two cases are “extremely high and well above the BRE minimum requirements of 25% for a living room”. The two windows which would experience reduced sunlight potential both relate to studios and both would enjoy a reasonable quantum of summer sun but are just prevented from enjoying low angled winter sun due to existing obstructions which stand directly to the east and south of these two units. It is alleged that there is nothing the proposed scheme could do to enhance the sunlight to these windows as it existing buildings that cause the obstruction.

7.4.12 In conclusion, the Report asserts that the proposed development both in terms of

its impact on the surrounding properties and those proposed would enjoy adequate levels of daylight and sunlight. The report states that the proposed scheme would give rise “to very little material or noticeable change in daylight and sunlight to the existing surrounding properties” and that the “proposed residential units and educational space would be able to enjoy good daylight and sunlight”. Officers accept the veracity of the submitted Report and as such consider that there would be no material harm to the amenity of existing and future residents to justify refusal on this ground. It is considered that the requirements of the above policies have therefore been met in this regard also.

7.4.13 Turning to the considering of the potential for overlooking and loss of privacy, it is

considered that the separation distances between the proposed development and the residential accommodation in Stables Way and Sandcroft Street, being between approximately 10 to 20m, is considered to be sufficient in the urban location so as not to cause undue loss to privacy or overlooking of adjacent residents.

7.4.13 Concern is however raised regarding residential amenity in relation to the vicarage garden. Drawing 10/864/703E shows a roof terrace at second floor level on the church. This terrace would be accessed by doors off the landings serving both two principal staircases and would allow direct overlooking into the vicarage garden and into the play area of the crèche which operates out of the church hall. This is considered to unduly intrusive and to overcome these concerns it is recommended to impose a condition requiring the deletion of this terrace. The overlooking could easily be addressed by deleting the roof terrace.

7.4.14 Furthermore, it is considered to be essential that permanent screening at the end of the vicarage garden is provided and that it is not solely reliant on the hedge proposed. Again, it is proposed to do this by condition.

7.4.15 It is acknowledged that the applicant has submitted cogent and robust reports into noise impact and daylight/sunlight analysis which demonstrate that would be only limited adverse impact on adjacent residents. However, in order to ensure

compliance with the council’s policies having regard to the need to protect the amenity of the existing and future residents, the proposed conditions referred to above are recommended.

7.5 Heritage and Design Matters

7.5.1 The Church and vicarage are Grade II listed buildings and the church hall is on the local list. The Church is prominently located and terminates the view down Kennington Lane. The site lies within the Kennington conservation area. The buildings on site are therefore important contributors to the character and appearance of the conservation area.

7.5.2 The conservation area is one of Lambeth’s earliest and one of its best. The area is particularly well regarded for the building work undertaken by Ashead and Ramsey for the Duchy Estate in the 1910s. A draft Kennington Conservation Area Statement has been prepared and should be finalised shortly. Some statements within the draft document are relevant to this application and are set out below.

Sancroft Street

2.70 Views east give glimpses of St Anselm’s Church and its bellcote and are terminated by shops on Kennington Lane. The east end has a spacious character framed by St Anselm’s Church on one side and by Tresco House which has attractive landscaped grounds. Behind the church a car park / garage court at Stables Way is particularly unattractive.

Stables Way

2.71 This narrow backstreet is aligned southwest-northeast and links Cardigan Street with Sancroft Street. The character of the street is very much subsidiary and is not very pleasant. Single storey garages, an electricity substation and a car park (fronting Sancroft Street) and a number of large eurobins contribute to create a particularly unattractive environment enclosed on one side by the rear of Edinburgh House (154-182 Kennington Lane) and a three-storey post-war block of flats. However, views of the St Anselm’s Church, vicarage and church hall are particularly important.

Pre-war Duchy of Cornwall Estate Redevelopment (1913-15)

2.92 A Neo-Georgian style was chosen for this important comprehensive redevelopment and the quality and detailing if much more bespoke and refined in comparison to the previous attempts by the estate (1890s / 1900s). The houses are typically modest, two-storeys, terraced and without basements. Much of the character comes from a regimented treatment of front and rear elevations. Uniformity and conformity are essential. The mansions blocks use a similar aesthetic on a larger scale and typically have hipped roofs. Good quality ironwork, gates, railings, porches and balconettes add visual delicacy and interest.

7.5.3 Important to the consideration of what is proposed is an understanding that the Church, being an active place of worship enjoys ecclesiastical exemption as defined in the Ecclesiastical Exemption (Listed Buildings and Conservation Areas) Order 2010. Officers engaged with the applicant and English Heritage at the pre-

application stage regarding the interior of the Church. From the outset officers have sought the retention of as much of the historic interior as possible. However, as a place of worship benefitting from ecclesiastical exemption from the listed building legislation and as such the Council has no jurisdiction over the internal works. Officers have therefore only been able to focus the external alterations associated with the planning application.

7.5.4 Turning first to the Church, externally its overall volume remains largely intact. This is a significant improvement on the initial proposals officers saw at the pre-application stage and this development is welcomed. However, there are also substantial additions which are largely proposed in the same style and additions grow out of the north elevation of the church in a respectful, “organic” matter. They are subordinate and in scale and form which the Council’s Conservation and Design team considers not to cause any harm to the significance of the building. The success of these works will be determined by the quality of materials detailing and execution and a raft of conditions requiring details and samples as necessary are recommended should Members resolve to grant permission for the scheme. Subject to acceptability of the materials and samples, it is considered that the principle of demolition with the conservation area is acceptable and as such the application for the accompanying conservation area consent is recommended for approval.

7.5.5 Turning next to the housing / Church Hall building range, the proposed housing ranges on Sancroft Street and Stables Way are designed to follow the architectural style of the Edwardian Duchy of Cornwall buildings which stand further to the west along Sancroft Street. ‘Pastiche’ responses of this nature have fallen out of favour in recent years (a preference generally being for good contextual modern architectural). However, it is considered that it is not the place of the Council as local planning authority to dictate architectural style but instead to consider the impact of development on the host building and wider townscape. It is considered that the design response is a valid one and, as with the extensions to the Church, its success will be largely reliant on the authenticity of the materials and details. It is essential that this development accurately respects the Edwardian buildings. Anything short of an accurate response is likely to look cheap and insubstantial.

7.5.6 It is considered that the weakest point on the Sancroft Street elevation are the cycle store doors. They look particularly uncomfortable in the overall elevation and are considered to be alien elements in such a formal frontage. It is recommended that an “amending” condition be imposed which seeks to introduce two windows in this location and a door on the flank within the vehicle entrance to Stables Way.

7.5.7 Given the prominence of the listed Church and the site as a whole within the Kennington conservation area care must be exercised to ensure that the daily operation of the site does not adversely affect the setting of the heritage asset. The Conservation and Design team consider that the “in tandem” refuse and recycling storage facility is impractical and that there is therefore the clear likelihood that residents/occupiers of the development may leave waste bags/bins on the street as a result. This would clearly be unsightly and a further “amending” condition is recommended to increase the width of the store areas to allow sufficient space and access to both the recycling and refuse bins. It is also

recommended that a further condition is imposed requiring the removal of the cycle store doors from the Sancroft Street elevation and replace them with windows as this would improve the architectural composition of that elevation.

7.5.8 In conclusion, the Council’s Conservation and Design team consider that the scheme is broadly compliant with the Council’s planning policies in relation to design and conservation areas and these conclusions are broadly supported by English Heritage. No objection is raised to the application but a raft of stringent conditions is recommended to address the amendments discussed above and imposing sufficient conditions to protect design quality etc.

7.6 Designing Out Crime

7.6.1 It is acknowledged that this scheme is sensitive with regard to crime levels and the perception of crime as are the many comments received from the wider community particularly in relation to the proposed introduction of ex-offenders to both live and work on site.

7.6.2 The Council’s Crime Prevention Design Advisor has been actively involved

working with the applicants and their architects both at the pre-application and formal submission stages. Whilst the Advisor is very much aware of the local concerns regarding crime he is of the opinion that the proposal as submitted would in fact be a “low risk” development from the Metropolitan Police’s perspective. The justification for this conclusion is partly that there would be only 17 units proposed but also on the basis that there are already young offenders being assisted in the church with business start up programs . It is acknowledged by the Council that the Pathways project is a successful scheme. The Council’s "Young and Safe" team within the Community Safety Unit has informed the Crime Prevention Design Advisor that Pathways is a well run program with no known problems so far. It would be run with the prison that did the well regarded "Clink restaurant" and it is considered that the proposed uses would be a valued community resource.

7.6.3 The existing garages are not well used and will be demolished to make way for

the additional residential units. These units would be occupied by low level former offenders with a view to gaining qualifications (an NVQ in cooking, for example) to facilitate their rehabilitation into the community. The residential accommodation would provide an initial home for these former low level offenders. It would not therefore be a hostel for care in the community as arises elsewhere for more serious former offenders. The juxtaposition of this block with the nurses’ accommodation opposite is not considered to be so worrying given the allocation criteria of the residential units as to justify a reason for refusal on crime / safety grounds.

7.6.4 The new build elements would be constructed to Secured by Design standards

and the design and layout of these are considered to be acceptable from this perspective. That said, given the sensitivity surrounding this particular concern, it is recommended that a Secure by Design condition is imposed so that officers may be satisfied that any opportunities for crime be it associated with the occupiers of the site or in general given this inner London location are minimised

and mitigated against. Also, a condition requiring a management plan detailing the proposed operation of the uses on site is recommended.

7.7 Sustainability and Renewable Energy

7.7.1 The Government has set a national target to reduce carbon dioxide (CO2) emissions by 20% by 2010 and 60% by 2050. There is scope to achieve this target by ensuring that new buildings are designed to conserve fuel and power and sited to reduce the need to travel and, restraint measures are adopted to encourage more sustainable means of transport. The Mayor's Energy Strategy has set a target of 20% of energy to come from renewable sources.

7.7.2 Core Strategy Policy S8 and Saved UDP Policy 35 encourage the use of energy-conservation technologies; use of renewable power sources; and design, layout and orientation of buildings to minimise energy use. Policy 35 states that development of this nature should show, by mean of a sustainability assessment, how they incorporate sustainable design and construction principles. This should include, among other things, utilising environmentally friendly specification and materials and specifying the use of sustainable sources.

7.7.3 The applicant has produced a Sustainability Design and Construction Statement which follows the Mayor’s SPG ensuring that the scheme is in compliance with the London Plan policies on sustainable design and construction.

7..4 The sustainability strategy focuses on the implementation of sustainable systems for energy, water, waste management, recycling and the use of and choice of materials. The applicant asserts that this strategy applies to the lifetime of the building not just upon initial occupation and operation.

7.7.5 Following the energy hierarchy has enabled significant carbon reductions to be calculated for the proposed development. The total overall carbon reduction is predicted to be approximately 22.44% with renewables contributing 2.17%. The consultant also asserts that these calculations demonstrate that the development will meet the mandatory BREEAM Ene 1 requirements and that the development is on track to achieve certification at the required minimum level of “Very Good”. Whilst it is regrettable that the Council’s sustainability team has not responded to date, a condition requiring a BREEAM assessment is recommended so that Council may be satisfied that the consultant’s conclusion may be verified.

7.7.6 Recycling facilities would be provided and the re-use and disposal of construction waste would be controlled by a Site Waste Management Plan. In addition, the site would be registered with the Considerate Constructors Scheme and that the Code of Considerate Practice is implemented to best practice standards as far as possible.

7.7.7 The overall waste and refuse strategy would be accordance with the Council’s standards for such provision, although a condition requiring the re-planning of the storage is required to ensure continued compliance as well for aesthetic reasons set out above.

7.8 Transportation Matters

7.8.1 Saved UDP Policies 9 and 14 of the UDP are relevant with respect to Transportation and Highways matters. Policy 9 sets out a requirement for all applications to be assessed upon their transport impact upon highway safety;the environment and the road network; and all transport modes. Policy 14 relates to parking and traffic restraint.

7.8.1 Accessibility

The site has a PTAL score of 6a, which is considered ‘excellent’, and is therefore considered suitable for increased community facilities.

7.8.2 Access The main pedestrian entrance is proposed to remain on Kennington Lane,

although several additional pedestrian access points are proposed from Kennington Lane, Sancroft Street and Stables Way, which is a private road. The proposals narrow the entry to Stables Way from around 6m to 4m, which may restrict access, in particular for larger vehicles accessing the service yard behind Edinburgh House, 170 Kennington Lane. The Metropolitan Police, who are tenants, has raised concerns on this point.

7.8.3 The existing car park access on Stables Way would be removed, and no new

vehicular access points are proposed. A redundant crossover on the footway of Sancroft Street should also be removed, and the footway reinstated with all necessary changes made to traffic orders, at the applicant’s expense. A new forecourt area is proposed to the front of the building and the applicant has satisfactorily demonstrated that this does not encroach on to the public highway and that sufficient footway width would be maintained.

7.8.4 Following a number of site visits it is noted that some of the footways in the vicinity

of the site, particularly on Sancroft Street, requirement improvements in places and it is likely that these will deteriorate further throughout the course of the construction process. A suitable condition is requested to ensure that prior to occupation of the site all construction related damage to the surrounding highway is repaired at the applicant’s expense.

7.8.5 Car Parking & Traffic Impact One new disabled parking space is shown on Stables Way and the proposals

remove 5 existing internal car parking spaces, and 13 garages on Stables Way. The Transport Statement states that these garages are used for storage rather than parking and information submitted by the applicant and landowner confirms this. The area on the corner of Sancroft St / Stables Way marked up on the existing plans as a turning area, is actually laid out as 7 parking spaces, and these would also be lost under the proposals.

7.8.6 The proposed new uses could potentially lead to a increase in demand for car parking in the vicinity of the site and to allow and assessment of this daytime and overnight parking surveys have been conducted by the applicant and these found that existing levels of parking stress both during the daytime and overnight are not at critically high levels with sufficient spare capacity available to accommodate the additional vehicles generated by the proposed development. On average overnight parking levels were recorded at about 50% of capacity although occupancy levels on Courtenay Street were significantly higher than this and daytime occupancy levels were slightly below this about 40%. Officer observations have previously found parking levels to be at a higher level than that recorded in the applicant’s surveys but it is still considered that sufficient spare capacity does exist both during the day and overnight to accommodate the likely number of cars generated by the proposals. If, however, Members feel that there is potential for harm in this respect then the proposed residential units could be Permit Capped through a S106 Agreement to prevent any future residents from obtaining permits to park on-street.

7.8.7 Cycle Parking A total of 32 cycle parking spaces are proposed, by way of covered Sheffield

stands, within three areas of cycle parking, adjacent to the main entrances and this is considered to meet London Plan standards. This is considered to be acceptable. In addition a docking station for the London cycle hire scheme is also located on Sancroft Street opposite St Anselm’s Church.

7.8.8 Servicing & Refuse Strategy The proposed development will introduce new servicing requirements for the site

and to cater for this a loading bay is proposed on Sancroft Street which would require the removal of 3 existing on-street bays which would impact both on parking levels but also result in loss of revenue for the Council. The applicant has not provided any robust estimate for the number of deliveries likely to be generated by the proposals and no evidence has been provided that there is a specific need for on-street servicing immediately adjacent to the site. The applicant has demonstrated that Stables Way is suitable for access by larger vehicles and it is not clear why servicing from here would not be more suitable and officers do not consider that a development of this type would require a dedicated on-street loading bay and do not currently support this element of the proposals. If members resolve to approve the scheme and the loading bay is still considered necessary the applicant is advised to contact Lambeth Highways directly to discuss the potential for installing a loading bay and an informative should be added to any consent confirming this.

7.8.9 Separate refuse storage areas are shown in areas accessed from Sancroft Street

and Stables Way and a swept path analysis of a refuse collection vehicle accessing Stables Way is included in the Transport Assessment and this is considered acceptable.

Travel Plan 7.8.10 The Transport Assessment suggests that a Travel Plan will be submitted within 6

months of occupation. This should include the results of an initial travel survey, an action plan, targets, a programme for monitoring and review etc, and be based on the surveyed modal split. The document should address all individual uses within the context of a site-wide framework plan.

7.8.11 In transport and highways terms, Lambeth Transportation does not raise any

objection to the proposals, subject to the conditions set out in this report. On this basis, it is considered that the proposals meet the requirements of both Core Strategy and Saved UDP Policies 9 are met.

7.9 Refuse storage

7.9.1 The refuse and recyclables storage capacity for the residential premises has been derived in accordance with the Council produced Architects’ Code of Practice on such matters. In the circumstances the refuse storage needs of the development will be suitably served by the provision shown. A condition to confirm compliance with the Code is recommended to ensure that the level and nature of the provision for storage is acceptable. Therefore, subject to conditions, the development need not conflict with London Plan policies in this regard.

7.10 Archaeology

7.10.1 The applicant has submitted a detailed Archaeological Desk Based Assessment to ascertain the archaeological significance of the site. The report identifies that site does not contain any nationally designated (protected) Scheduled Monuments or Registered Parks and Gardens. The site is however within an Archaeological Priority area as it covers the medieval manorial centre of Kennington Place.

7.10.2 The report identifies that site has a low potential to contain any remains dated to the prehistoric period. Similarly the potential for Roman remains is low although there is significant potential for the later medieval period and there is the high potential for remains dating from the late C18.

7.10.3 In light of these conclusions the application has been referred to English Heritage Archaeology. In their response to the Council they state that their opinion there is no need for any fieldwork prior to determination of the application but the archaeological position should be safeguarded by attaching a condition preventing development until a programme of archaeological work is carried out. Such a condition is therefore recommended should Members resolve to grant planning permission/conservation area consent.

7.11 Infrastructure implications/S.106 requirements

7.11.1 London Plan Policy 8.2 and Core Strategy Policy S10 sets out the circumstances in which the Council will seek planning obligations from a developer to mitigate against the potential impacts of a scheme.

7.11.2 Officers consider that in line with comments made by the Council’s planning team, the applicant enters into a s106 Agreement with the Council to secure at least 40% or 50%, whichever is appropriate, is secured as affordable units. In relation to the tenure split this could be something which is negotiated if a higher proportion of social rented is provided. This would however need to be based on underlying housing need.

7.11.3 Members may also wish to consider an additional obligation regarding the Permit Capping of the proposed residential units to prevent any future residents from obtaining permits to park on-street should they consider that there may be harm caused by increased parking pressures in the area.

8.0 Conclusions

8.1 The application proposes major intervention into the historic fabric of the grade II listed Church together with a significant amount of demolition and new build together. Being an active place of worship the Church enjoys ecclesiastical exemption and as such neither the Council nor English Heritage have the jurisdiction over the internal work. The proposed new build is considered to acceptable in terms of scale and build both in respect of the listed Church and the wider Kennington conservation area. The proposed design approach follows the prevailing Duchy of Cornwall style which subject to stringent conditioning regarding materials and detailed design is also considered to be acceptable. For these reasons, therefore, it is considered that there is sufficient justification to allow consent for the proposed demolition.

8.2 The proposal involves increasing and introducing a range of primarily community based uses which is welcomed in principle for the reasons set out in the main body of the report. However, they raise a number of concerns regarding their impact on the wider area and the quiet residential hinterland beyond.

8.3 It is considered, however, that these have been demonstrated to be acceptable or may be adequately mitigated against by the imposition of conditions governing, hours of operation, plant specification, security and transport related issues.

8.4 It is considered therefore that subject to the proposed conditions and s106 Agreement the applications for planning and conservation area consent are acceptable.

9. Recommendation

1. Grant planning permission subject to the satisfactory completion of a Section 106 Obligation (Heads of Terms set out in section 7.10 of this report) and the attached conditions;

2 Grant conservation area consent subject to the attached conditions

PLANNING PERMISSION CONDITIONS AND INFORMATIVES

CONDITIONS

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

Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country

Planning Act 1990 and Section 51 of the Planning and Compulsory Purchase Act

2004.

2. The development hereby permitted shall be carried out in accordance with the approved plans listed in this notice.

Reason: For the avoidance of doubt and in the interests of proper planning.

3 Full construction detail drawings (including sections) at 1:20, (and 1:1 scale

for fine detailing where appropriate) shall be submitted for the following

external features:

brick bonding (including arches over openings), architectural copings, quoins, bands, mouldings, cornices etc, sills, windows and doors (including glazing, reveals, spandrel panels and fanlights), balustrades, architraves, canopies and doorcases, eaves detailing, roof valleys and ridges roof tiling (including flashings, soffits and fascias etc.), rainwater goods (including hoppers, shoes and drains) dormers, chimney stacks and pots, external joinery; and vehicle archway, its elevations, ceiling soffits and associated detailing

Reason: In order to preserve the special interest of the listed building and

preserve the character or appearance of the conservation area. (Saved Polices

45 and 47 refer)

4 Samples and appropriately detailed drawings of all hard landscaping shall be

submitted to and approved in writing by the council including:

steps, ramps, paving design, sign sculpture and information screens; and stone dwarf wall (including its ‘pathways and St Anselms’ sign.

Reason: In order to preserve the special interest of the listed building and the

character and appearance of the conservation area. (Saved Polices 45 and 47

refer)

5. Detailed drawings of all proposed boundary treatments at 1:20 scale shall be submitted to and approved in writing by the council. This will include a proposal for screening the west end of the vicarage garden from the proposed link structure which joins the church to the church hall. The submission will also include means of fixings, latches, hinges, knobs, handles etc. and any alterations required to the vicarage gates and railings.

Reason: In order to preserve the special interest of the listed building and the

character and appearance of the conservation area. (Saved Polices 45 and 47 refer)

6. Samples of all external materials (including air bricks, meter boxes) shall be made

available on site for inspection by a council officer.

Reason: In order to preserve the special interest of the listed building and the character and appearance of the conservation area. (Saved Polices 45 and 47 refer)

7. All domestic extractors shall terminate in traditional terracotta air bricks to match the

external brickwork unless otherwise agreed in writing by the council. Reason: In order to preserve the special interest of the listed building and the

character and appearance of the conservation area. (Saved Polices 45 and 47 refer)

8. Details of the locations of all external gas pipes, boiler flues, mail boxes, meter

boxes and light fittings and shall be submitted to and approved in writing by the council.

Reason: In order to preserve the special interest of the listed building and the

character and appearance of the conservation area. (Saved Polices 45 and 47 refer)

9. All residential entrances shall be clearly numbered.

R eason: In order to preserve the special interest of the listed building and the character and appearance of the conservation area. (Saved Polices 45 and 47 refer)

10 All materials and details approved in writing by the council shall be implemented in

accordance with that approval unless otherwise approved in writing by the council.

Reason: In order to preserve the special interest of the listed building and the

character and appearance of the conservation area. (Saved Polices 45 and 47

refer)

11 Notwithstanding the drawings hereby approved, and prior to the commencement of the relevant part of the development, details of the elevation fronting Staples Way shall be submitted to approved in writing to show the replacement of the cycle store doors with the installation of two windows in this location and a door on the flank within the vehicle entrance to Stables Way.

Reason: In order to preserve the special interest of the listed building and the

character and appearance of the conservation area. (Saved Polices 45 and 47

refer)

12 Notwithstanding the drawings hereby approved, and prior to the commencement of the relevant part of the development revised details of the refuse and recycling storage facility shall be submitted to and approved in writing by the Council as local planning authority to increase the width of the store areas to allow sufficient space and access to both the recycling and refuse bins.

Reason: In order to preserve the special interest of the listed building and the character and appearance of the conservation area. (Saved Polices 45 and 47 refer)

13 No plumbing or pipes, other than rainwater pipes, shall be fixed to the external

faces of the buildings.

Reason: To ensure a high quality standard of development and to safeguard and enhance the visual amenities of the locality (Policies 31, 33, 38 and 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011)).

14 No development (including demolition) shall take place within the site until the

applicant, their agent or successors in title has secured the implementation of a programme of archaeological work in accordance with a written scheme for investigation which should include a written scheme for investigation and a detailed design and method statement for foundation design and all new ground works which has been submitted to 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 allow adequate archaeological investigation before any archaeological remains may be affected by the development (Policy 7.8 of the London Plan (2011), Policy S9 of the Local Development Framework Core Strategy (January 2011)) and Planning Policy Statement 5 (PPS5) – Planning for the Historic Environment).

15 No development shall commence until a specification of all proposed soft and hard landscaping and tree planting (including the sedum roofs) has been submitted to and approved in writing by the Local Planning Authority. The specification shall include details of all street furniture and the quantity, size, species, position and the proposed time of planting of all trees and shrubs to be planted, together with an indication of how they integrate with the proposal in the long term 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 Arboricultural best practice.

Reason: To ensure satisfactory landscaping of the site in the interests of visual amenity (Policy 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011)).

16 All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding season following the occupation of the development hereby permitted or the substantial completion of the development, whichever is the sooner. Any trees, hedgerows or shrubs forming part of the approved landscaping scheme which within a period of five years from the occupation or substantial completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with thers of similar size and species, unless the Local Planning Authority gives written consent to any variation.

Reason: To ensure a satisfactory and continuing standard of amenities are provided and maintained in connection with the development (Policy 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policy S9 of the Local Development Framework Core Strategy (January 2011)).

17 Prior to the commencement of building works, a full BREEAM pre-assessment for all uses, and an Ecohomes or Code for sustainable homes pre-assessment for the residential element of the development shall be submitted and approved by the Local Planning Authority. The development shall be carried out in accordance with the prescribed performance levels.

Reason: To ensure sustainable design and construction. (Policy 34 and 35 of the Adopted Unitary Development Plan (2007) refer.)

18 The development hereby permitted shall meet 'Secured by Design Standards',

consistent with section 17 of the Crime and Disorder Act 2005. Reason: To ensure the safety and security of future occupiers and adjoining

properties and prevent crime and disorder occurring within and in the immediate vicinity of the site, in the interest of public safety (Policy 32 of the Unitary Development Plan Policies Saved Beyond 5th August 2010, Policy S9 of the Local Development Framework Core Strategy (2011) and the adopted Supplementary Planning Document, Safer Built Environments).

19 Noise levels within habitable rooms within the development hereby permitted shall

not exceed the following levels:

Living rooms 35dB(A) Leq 18 hour 07:00hrs to 23:00hrs; Bedrooms 30dB(A) Leq 8 hours + no individual noise event to exceed 45dB(A) max (measured with F time weighting) – 23:00hrs to 07:00hrs. Reason: In order to safeguard the amenities of future occupiers of the development by reason of potential noise disturbance (Policy 7 of the Unitary Development Plan Policies Saved Beyond 5th August 2010, Policy S2 of the Local Development Framework Core Strategy (2011). and Policy Planning Guidance Note 24).

20 No development shall commence until there has been submitted to and approved in writing by the Local Planning Authority a strategy for the exterior lighting of the site including the lighting of all public/communal areas. The details approved shall be implemented prior to the commencement of use of the development hereby permitted and shall thereafter be retained for the duration of the permitted use, unless the written approval is received from the Local Planning Authority for any variation.

Reason: In order that the Local Planning Authority may be satisfied as to the details

of the proposal in the interests of the amenity of neighbouring occupiers, the security of the site and in order to minimise its impact with respect to protected wildlife species, especially bats. (Policy 5.3 of the London Plan (2011), Policies 7, 32, and 33 of the Adopted Lambeth Unitary Development Plan (2007): Policies saved beyond 5th August 2010 refer, Policies S7 and S9 of the Local Development Framework Core Strategy (2011) and the adopted Supplementary Planning Document, Safer Built Environments).

21 The A1/A3 premises hereby approved shall be operated as part of the Pathways

project only and shall be used as an independent self-contained commercial venture.

Reason : In granting this permission the Local Planning Authority had regard to the special circumstances of the case and wishes to have the opportunity of exercising control over any subsequent use in the event of Pathways vacating the premises. Saved Policy 26 refers)

22 The residential units hereby approved shall be occupied by the clergy, staff working

at pathways or by the ex-offenders housed as part of their involvement with pathways unless it can be demonstrated in writing to the satisfaction of the local planning authority that there is a genuine surplus of units which may then be made available to private rent.

Reason: In granting this permission the Local Planning Authority had regard to the special circumstances of the case and wishes to have the opportunity of exercising control over any subsequent use in the event of Pathways vacating the premises. Saved Policy 26 refers).

23 Full details of the means of fume extraction from cooking processes associated with

the A1/A3 use shall be submitted to and approved in writing by the Local Planning Authority before the commencement of any works on site. The means of fume

extraction thereby approved shall be installed prior to the use commencing and thereafter be retained, and satisfactorily maintained, for the duration of the use.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or the area generally. (Saved UDP Policy 7 refers).

24 The A1/A3 premises shall not be open for the supply or consumption of food or

drink outside of the hours of 08.00 to 23.00 Monday to Saturdays and 10.00 to 22.30 on Sundays and Bank Holidays.

(Reason: To safeguard the amenities of neighbouring residential properties. (Saved

UDP Policy 7 refers). 25 No deliveries shall be taken to, or dispatched from, the site other than between the

hours of 08.00 and 23.00 Mondays to Saturdays, and at no time on Sundays, Bank Holidays or Public Holidays, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To protect the amenities of future residential occupiers and the surrounding area (Policies 1, 7, 29 and 54 of the adopted Unitary Development Plan (2007) refer).

26 There shall be no amplified sound, speech or music which is audible from the

closest residential property.

Reason: To safeguard the amenities of adjoining premises and the area generally. (Saved UDP Policy 7 refers).

27 All party walls and the ceiling/floor between the ground floor A1/A3 premises and the ground and first floor residential units shall be soundproofed and insulated tthe satisfaction of the local planning authority before the A1/A3 use commences, and thereafter be retained for the duration of the use, so as to prevent fumes, smell and noise permeating into adjoining accommodation.

Reason : To ensure that no nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers or the area generally. (Saved UDP refers).

28 All mechanical equipment or building services plant shall by so designed to a level of 10dB(A) below the nearest measured background when measured outside the window of the nearest noise sensitive or residential premises, for the duration of the uses onsite

Reason: To protect the amenities of future residential occupiers and the surrounding area (Policies 1, 7, 29 and 54 of the adopted Unitary Development Plan (2007) refer).

29 No roof terraces shall be provided on the roof areas of any of the buildings hereby

approved. No areas of flat roof shall be used as a sitting out area or be used for any

other recreational purposes whatsoever unless otherwise agreed in writing by the Local Planning Authority.

Reason: In the interests of the residential amenity of future occupiers of the development and the occupiers of adjoining residential properties (Saved Policy 33 and Core Strategy Policy S9.

30 A Management Plan shall be submitted to and approved in writing by the Local

Planning Authority for addresses the operation of each of the uses hereby approved prior to the use hereby permitted commencing. The measures approved in the Management Plan shall be implemented prior to the uses hereby permitted commencing and shall be so maintained for the duration of the uses, unless the prior written approval of the Local Planning Authority is obtained to any variation.

Reason: To ensure that the operation of the uses both individually and are

appropriate and to limit the effects on amenity and security of adjacent residents and to safeguard pedestrian and highway safety. (saved UDP Policies 7, and 9 and Core Strategy Policy S4)

31 No development shall commence until a Waste Management Strategy outlining

the operation and management of waste storage and collection has been submitted to and approved in writing by the Local Planning Authority. The development shall subsequently be carried out in accordance with the approved details. Reason: To ensure adequate arrangements are put in place for the storage of refuse on the site, in the interests of the amenities of the area and the safe operation of the adjacent public highway (Policies 9, 33, 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S4, S8 and S9 of the Local Development Framework Core Strategy (January 2011).

32 No development shall commence until full revised details of the refuse and recyclables storage area(s) for the approved scheme have been submitted to and approved in writing by the Local Planning Authority. The development shall subsequently be carried out in accordance with the approved details.

Reason: To ensure the adequate provision is made for the storage of refuse on the site, in the interests of the amenities of the area (Policies 9, 33, 39 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011 and Policies S8 and S9 of the Local Development Framework Core Strategy (January 2011).

33 Within 3 months of the new/altered access being brought into use all other existing access points not incorporated in the development hereby permitted shall be stopped up by raising the existing dropped kerb/removing the existing bellmouth/and reinstating the footway verge and highway boundary to the same line, level and detail as the adjoining footway verge and highway boundary.

Reason: To limit the number of access points along the site boundary for the safety and convenience of the highway users (Core Strategy PolicS4 refers)

34 No part of the building hereby permitted shall be occupied or used until the

provision for cycle parking shown on the application drawings has been implemented in full and the cycle parking shall thereafter be retained solely for its designated use.

Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes of transport. (Core Strategy Policy S4 and saved UDP Policies 9, and refer.)

35 A Travel Plan shall be submitted to and approved in writing by the Local Planning

Authority prior to the use hereby permitted commencing. The measures approved in the Travel Plan shall be implemented prior to the uses hereby permitted 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 and from the application site are appropriate and to limit the effects of the increase in travel movements (CorStrategy Policy S4 and saved UDP Policy 9 refer.)

36 Prior to occupation of the site all construction related damage to the surrounding highway is to be repaired at the applicant’s expense.

Reason: In order to safeguard vehicular and pedestrian safety in accordance with policies S4 and S9 of the Core Strategy.

37 Notwithstanding any indications illustrated on the approved drawings or supporting

information, no residential occupation of the development shall take place until further details on how the proposal will address surface water runoff and peak flow has been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be completed in accordance with the approved details and permanently retained as such unless the prior written approval of the Local Planning Authority has been obtained for any variation.

Reason: In the interests of securing a more sustainable development (Policies S1 and S7 of the Local Development Framework Core Strategy (January 2011) and the Council’s associated Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)).

INFORMATIVES

1 The Council will expect all work to and abutting the church which replicates its

style and detailing to do so authentically in terms of the original construction detailing, finish, materials and workmanship. For example all new windows on extensions to the church which seek to replicate its original architectural character shall be in slim-line steel frames to accurately replicate the original church window detailing.

2 The Council will expect all work which replicates the style and detailing of the Edwardian Duchy of Cornwall properties to do so authentically in terms of the original construction detailing, finish, materials and workmanship. This is particularly important in relation to fine detailing such as window glazing bars etc. All new buildings will be expected to meet the requirements of the building regulations in a manner that does not compromise their architectural detailing / integrity.

3 The Council will expect all ironwork which is proposed in the traditional manner to

replicate the materials and details of the originals which authentically in every respect.

4 Notwithstanding the drawing annotations reconstituted stone is not considered

appropriate for the works to the church which follow its original architectural character. The council will expect all stonework in this element of the scheme to be natural stone to match existing.

5 The Council will resist their installation in locations where they are likely to harm

visual amenity or the character and appearance of the conservation area. Externally run pipes and cables are not considered appropriate.

6 With regard to the archaeology condition, please note that the site lies within an

area where archaeological remains have been identified and any archaeological remains therein should be retrieved or recorded before they are damaged or destroyed due to the development hereby permitted. The applicant should therefore submit detailed proposals in the form of an archaeological project design. The design should be in accordance with appropriate English Heritage guidelines.

7 The proposed loading bay shown on the drawings in Sancroft Street is not

supported by Council officers and should not be deemed as consented to as part of this planning permission. The applicant is advised to contact Lambeth Transportation directly on 0207 9260190 for further information.

8 It is current 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.

9 You are advised of the necessity to consult the Principal Highways Engineer of the

Highways team on 020 7926 2620 or 079 0411 9517 in order to obtain necessary prior approval for undertaking any works within the Public Highway including Scaffold, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections and Repairs on the Highways, Hoarding, Excavations, Temporary Full/Part Road Closures, Craneage Licenses etc

10 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

11 It is the view of Lambeth Council that the proposed development has scope for the

provision of recycling and/or composting facilities. For advice on incorporation of such facilities please contact:

Jason Searles/ Dean Parry 3rd Floor, Blue Star House 234-244 Stockwell Rd London SW9 9SP 0207 926 2624 Dparry@lambeth.gov.uk

12 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

. 13 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.

14 Your attention is drawn to the need to comply with the requirements for the

Control of Pollution Act 1974 concerning construction site noise and in this respect you are advised to contact the Council’s Environmental Health Division.

15 You are advised all conditions which require further details to be submitted to and

approved by the Local Planning Authority need to be accompanied by an application form and a fee. The application form and fee schedule can be viewed at www.lambeth.gov.uk/planning.

16 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.

17 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. The London Borough of Lambeth’s Waste and Recycling Storage and Collection Requirements: Guidance for Architects and Developers’

(May 2006) is available on the planning pages of the Council’s website: www.lambeth.gov.uk/planning

18 As soon as building work starts on the development, you must contact the Street

Naming and Numbering Officer if you need to do the following:

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

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

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

CONSERVATION AREA CONSENT CONDITIONS

1 The works to which this consent relates must be begun not later than the expiration of three years beginning with the date of this decision notice.

Reason: To comply with the requirements of Section 18(1)(a) of the Planning

(Listed Buildings and Conservation Areas) Act 1990. 2 No demolition of any structures on the site shall take place until a contract(s) for

construction of the replacement structures has been presented to and approved in writing by the Local Planning Authority and planning permission has been granted for redevelopment for which the contract provides.

Reason: In accordance with the provisions of saved UDP Policy 47 and PPS5