application number: case officers: joanne broadbent / ben ... · case officers: joanne broadbent /...

Address: 516-522 Streatham High Road, London, SW16 3QF

Application Number: 16/05949/FUL

Case Officers: Joanne Broadbent / Ben Le Mare

Ward: Streatham South

Date Received: 18th October 2016

Proposal:

Redevelopment of the site comprising: 4 storey building, 5 storey building and three basement levels

providing 63 residential units (Class C3 Use) of 17 x 1-bed flats, 37 x 2-bed flats and 9 x 3-bed flats,

8,526 sq.m of self-storage floorspace (Class B8 Use), 168 sq.m of offices (Class B1 Use), car park

spaces, amenity space and associated landscaping.

Drawing numbers:

15009 P1 001; 15009 P1 100; 15009 P1 101; 15009 P1 102; 15009 P1 103; 15009 P1 104; 15009 P1 105;

15009 P1 197; 15009 P1 198; 15009 P1 199; 15009 P1 200; 15009 P1 201; 15009 P1 202; 15009 P1 203;

15009 P1 204; 15009 P1 205; 15009 P1 250; 15009 P1 251; 15009 P1 252; 15009 P1 253; 15009 P1 254;

15009 P2 001; 15009 P2 002; 15009 P2 003; 15009 P3 101; 15009 P3 102; 15009 P3 103; 15009 P3 151;

15009 P3 152; 15009 P3 153; 15009 P4 001; 15009 P4 102; 15009 P4 103; 15009 P4 104.

Documents:

Noise Impact Assessment, SRL Technical Services Ltd, September 2016; Archaeological Desk Based

Assessment, CGMS Consulting, April 2016; BREEAM and BRUKL Assessments, Scott White and Hookins,

September 2016; Area Schedule (Revision N), Collado Collins Architects, July 2016; Construction Phase

Management Plan, McLaren, September 2016; Daylight and Sunlight Report, eb7 Ltd, September 2016; Design

and Access Statement, Collado Collins Architects, September 2016; Drainage Strategy, Curtins, May 2016;

Energy and Renewables Statement, Building Services Design, June 2016; Flood Risk Assessment, Peter Brett

Associates, September 2016; Framework Delivery and Servicing Management Plan, Motion, September 2016;

Landscape Design and Access Statement, Macfarlane and Associates, September 2016; Planning Statement,

Jon Dingle, September 2016; Statement of Community Involvement, Field Consulting, September 2016; Stage

‘C’ Structure Report, Curtins, September 2016; Transport Statement, Motion, September 2016; Residential

Travel Plan, Motion, September 2016; and Viability Appraisals, comprising: Budget Cost Plan ref. 1612 (Sept

2016), Appraisal for commercial units only, HEDCL Ltd, October 2016; Development Appraisal, HEDC Limited,

October 2016; Appraisal with apartments as private sale instead of PRS, HEDC Ltd, February 2017.

RECOMMENDATION:

1. Resolve to grant conditional planning permission subject to the satisfactory completion of an

agreement pursuant to Section 106 of the Town and Country Planning Act 1990 as set out in this

report.

2. Agree to delegate authority of the Director of Planning and Development to:

a. Finalise the recommended conditions as set out in this report; and

b. Negotiate, agree and finalise the planning obligations as set out in this report pursuant to

Section 106 of the Town and Country Planning Act 1990.

3. Delegate authority to the Assistant Director of Planning and Development to refuse planning

permission in the event that the Section 106 Agreement is not completed by 31 October 2017 (or

an alternative timeframe agreed with the LPA) on the grounds that the development would have

an unacceptable impact on – affordable housing; transport and highways; sustainability and local

labour in construction.

4. In the event that the committee resolves to refuse planning permission and there is a

subsequent appeal, delegated authority is given to Officers, having regard to the heads of terms

set out in the report, to negotiate and complete a Section 106 Agreement in order to meet the

requirements of the Planning Inspector.

SITE DESIGNATIONS

Relevant site designations

- Local Views - W and SW from Streatham Common to Colliers Wood, Morden, Rose Hill and

Pollards Hill

- Archaeological Priority Area

LAND USE DETAILS

Site area 0.4 ha

Use Class Use Description Floorspace

(Gross Internal Area)

Existing None (cleared site)

Proposed B1(a) Office 168 sq.m

B8 Storage and Distribution 8,526 sq.m

C3 Residential 6,233 sq.m

RESIDENTIAL DETAILS

Residential Type

No. of bedrooms per unit Total number

of units

Existing 1 2 3 4 5+

None

Proposed

Private Market Rented

(PRS) units

14 33 3 0 0 50

Discounted Market Rent

(DMR) units

3 4 6 0 0 13

PARKING DETAILS

Car Parking Spaces

(General)

Car Parking Spaces

(Disabled)

Bicycle Spaces

Existing

None

Proposed 41

24 - residential

12 - self-storage

5 - office

8

7 - residential

1 - self-storage

122

109 - residential

13 - self-storage

EXECUTIVE SUMMARY

The application proposes a mixed-use scheme, comprising a self-storage facility, offices, and 63 build

to rent residential units. The application has been subject to detailed pre-application discussions

through the Council’s Planning Performance Agreement (PPA) process. Proposals for the Site were

presented to the Council’s Strategic Panel in April 2016. The current application was presented at PAC

Members Technical Briefing on 7 August 2017.

The scheme is considered to maximise the provision of the existing commercial floorspace in the

context of providing a mixed-use redevelopment of the site. It would also provide employment

opportunities for the local area through the provision of a self-storage facility and some good quality

office space for small and medium enterprises (SMEs). Furthermore, the scheme would provide

employment and training benefits for local people during the construction phase of the Development

and in the end use of the site.

The Development would provide a high quality residential environment for all future occupiers and would

contribute to meeting Lambeth’s and London’s housing targets. The proposed build to rent housing

model is supported by the Mayor as it is seen to be meeting London's housing needs. All of the new

dwellings have been designed to meet relevant standards in terms of size, layout, aspect and

adaptability and also through the provision of communal and private amenity space. All of the proposed

units would achieve appropriate levels of outlook and daylight and sunlight.

The viability of the Development has been assessed and independently verified, which confirmed that

the scheme would not be able to make contribution towards affordable housing. The applicants have

however made a business decision to offer 20% as affordable homes (Discount Market Rent) –

comprising 4 x 2-bed units at Local Housing Allowance (LHA) rent level, 6 x 3-bed units at rent level

equivalent to social rent and 3 x 1-bed units with a 30% discount from market rent. A review mechanism

would be secured by the council through a legal clause to ensure that where a surplus occurs (up to a

policy compliant level), this would be payable to the Council in-lieu of an additional provision of on-site

affordable housing.

The two new buildings are considered to be appropriate in their siting, scale, form and detailed design,

noting that despite their additional height, they would integrate relatively well with the adjacent buildings

and would cause no harm to any of the surrounding heritage assets. The proposals would ensure that

levels of privacy and outlook of adjoining residential uses is maintained. In terms of daylight and

sunlight, the scheme is not considered to impact unacceptably upon the amenity of neighbouring

residential properties. The construction of the three basement levels would not have a harmful impact

on ground stability or flooding.

The Site is within a sustainable location with moderate public transport links. There is currently no

controlled parking zone (CPZ) in the local area. The surrounding streets are identified as suffering from

parking stress and the scheme was amended accordingly to provide additional parking spaces at

basement levels for the residential units and offices. The applicant has also demonstrated that the

proposed land uses can be serviced without having a detrimental impact upon the function or safety of

the surrounding highway network.

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

the Borough. There are no material considerations of sufficient weight that would dictate that the

application should otherwise be refused. Officers are therefore recommending approval of the scheme,

subject to conditions and section 106 obligations in accordance with the presumption in favour of

sustainable development conferred upon Local Planning Authorities by the National Planning Policy

Framework (NPPF).

PLANNING OFFICER’S REPORT

Reason for referral to PAC: The applications are reported to the Planning Applications

Committee (PAC) in accordance with the PAC’s terms of reference as they relate to Major

Application proposals given the floor area proposed exceeds 1,000 sq.m.

1 SITE AND SURROUNDINGS

1.1 The Site

The application site (‘the Site’) has an area of 0.4 ha. The former use of the Site was for

storage and repair of vehicles by the Ministry of Defence. There are no details on the specific

nature of this use given the associated security issues, however a motor vehicle maintenance

and repair facility would normally fall within the B2 use class.

In 2009 planning permission was granted (ref. 08/03715/FUL) for a redevelopment of the Site

(details provided below). The buildings occupying the Site at the time were cleared. The Site

is currently hoarded with no structures being present. There were formerly two vehicular

accesses into the Site – from Kempshott Road to the north (close to the corner with Streatham

High Road) and Penistone Road to the south

The Public Transport Accessibility Level (PTAL) varies across the Site from 3 to 6b (where 6b

is the highest and 1 is the lowest). This indicates that there is a good accessibility to range of

public transport services.

1.2 The Surroundings

The Site is located on the eastern side of the A23 Streatham High Road.

The surrounding vicinity is mixed in character with residential, commercial and industrial land

uses. The prevailing building height along the Streatham High Road frontage is approximately

3 storeys, as demonstrated at 1 Kempshott Road to the north and 130-132 Streatham High

Road to the south.

Directly opposite the Site to the east is Baldry Gardens Health Centre, with flatted residential

dwellings to the north and south in 3 and 4 storey buildings. The built form is set back from

the road by approximately 5 metres, with trees forming a green buffer against the High Road.

To the west of the Site are the residential streets of Kempshott Road to the north and

Penistone Road to the south, with a mixture of single storey bungalows, 2 storey terraces and

3 storey flatted dwellings. Horizon Day Nursery is located at 18 Kempshott Road, with access

to the north-west of the Site.

1.3 Planning Designations

The Site is situated within a local view corridor, which seeks to preserve views west and south

west from Streatham Common to Colliers Wood, Morden, Rose Hill and Pollards Hill. The

High Road fronting proportion of the site is within an Archaeological Priority Area.

1.4 Surrounding Planning Designations

Streatham Common Conservation Area is located directly to the north. This includes two

Grade II listed buildings to the north of Kempshott Road - 496 Streatham High Road and the

Mill Building on the south side of Factory Square, both of which now form part of the

Sainsbury’s Superstore complex. On the opposite side of the High Road is the Streatham

Lodge Conservation Area.

The Streatham High Road / Guildersfield Road Local Centre is directly to the south.

Further afield, Streatham Common is located approximately 200m to the north. This is

designated as a Site of Borough Nature Conservation Importance and Metropolitan Open

Land.

2 PROPOSAL

Full planning permission is sought for the redevelopment of the Site to provide two new

buildings, these are referred to as ‘Building A’ and ‘Building B’. Three storeys of basement,

forming an ‘L’ shape, are proposed underneath the majority of the Site.

Building A would deliver a frontage to Streatham High Road at 5 storeys in height, with the

fifth storey being set back from the building’s primary elevation. The building would provide:

- Self-storage (Class B8 Use) accommodation (8,526 sq.m) across the ground floor and

three basement levels;

- Office (Class B1 Use) accommodation (168 sq.m), at ground floor only; and

- Residential use (Class C3 Use) at basement, ground and the first to fourth floors.

Building B is proposed to form a frontage to Kempshott Road to the north, at 4 storeys in

height, with the fourth storey set back from the primary elevation. This would provide solely

residential accommodation above ground, with the exception of an access staircase provided

to the west.

A further breakdown of how each use is proposed across the Site is set out below.

Figure 1: CGI of the development viewed from Streatham High Road facing south

2.2 Self-Storage (Class B8 Use)

This floorspace is proposed solely within Building A, with the exception of an access staircase

to the basement levels to the west of Building B.

Ground floor level

Access is provided facing Streatham High Road at the corner with Kempshott Road. This is

where the reception to the facility is proposed, with ancillary accommodation provided to the

rear. Two further rear pedestrian accesses are proposed at ground floor level towards

Kempshott Road, with a further rear access door provided for the refuse store.

The vehicular access and egress to the self-storage facility is proposed to the rear of Building

A. The access is provided to the north of the site from Kempshott Road, leading to the egress

to Penistone Road on the south side. These access/egress points utilise those which are

existing at the site - both are proposed to be gated.

To the rear of the building are six storage loading bays and two car lifts, providing vehicular

access to the basement car parking. There are also three storage lifts proposed directly to

the rear of the storage loading bays. Pedestrian access is also provided to the rear, giving

access to the staircase leading to the basement floors below, as well as the substation and

refuse facilities.

Figure 2: Proposed ground floor layout plan

Basement levels

Basement Level 01 (‘B-L01’) covers the majority of the site. The entirety of this is dedicated

to self-storage and ancillary uses, with the exception of the cycle storage facility to the east

of the floorspace, which is proposed to be shared between the residential and self-storage

uses.

The storage car park is provided at B-L01, with 31 spaces provided as accessed from the car

lift above.

Central plant for the development is provided to the north-eastern corner of the BL-01, with

vents onto Streatham High Road.

The storage lifts accessed externally at ground floor level lead directly into the storage areas,

which occupy the remainder of the space at the B-L01 and the entirety of the space (with the

exception of vents) at the B-L02 and B-L03.

Figure 3: Proposed basement Level 01 floor plan

2.3 Office (Class B1 Use)

Offices are provided entirely at ground floor level to the southern part of the frontage to

Streatham High Road. This comprises a total of 168 sq.m of floorspace, with two separate

office areas of 22.3 sq.m and 74.9 sq.m in size, both accessed from Streatham High Road. A

separate staff room and WC facilities are provided to the rear.

2.4 Residential (Class C3 Use)

63 residential flats are proposed across both Building A and Building B, comprising 17 x 1

bed; 37 x 2 bed; and 9 x 3 bed. This includes 8 no. wheelchair accessible units. All the flats

are proposed to be build to rent (BTR) units with a provision of discounted market rent (DMR)

units.

The flats are split between the two buildings as follows.

Building A

1st floor: 2 x 1-beds; 7 x 2-beds (including two wheelchair units); and 1 x 3-beds;

2nd floor: 2 x 1-beds; 7 x 2-beds (including two wheelchair units); and 1 x 3-bed;

3rd floor: 2 x 1-beds; 7 x 2-beds (including two wheelchair units); and 1 x 3-bed;

4th floor: 3 x 1-beds; 6 x 2-beds.

Total units: 39 units

Access to the flats is provided from Streatham High Road within three separate residential

lobbies, each with stairs and lift access to the upper floors.

Refuse storage is provided adjacent to each of these lobbies with external access.

The residential use is otherwise entirely separated from the office and self-storage floorspace

within this building.

Building B

Ground floor: 4 x 3-beds (including two wheelchair units);

1st floor: 4 x 1-beds; and 4 x 2-beds;

2nd floor: 4 x 1-beds; and 4 x 2-beds; and

3rd floor: 2 x 2-beds and 2 x 3-beds.

Total units: 24 units

Access to these units is provided from the Kempshott Road frontage through two separate

lobbies, each with stairs and lift access to the upper floors.

Refuse storage is provided adjacent to each of these lobbies with external access.

Communal Amenity Space

The scheme would provide communal residential amenity space to the rear of Building B. This

is provided to either side of the proposed parking in two separate areas of approximately 229

sq.m and 189 sq.m (totalling 418 sq.m of amenity space).

Figure 4: Indicative planting of the proposed communal amenity spaces at the rear of the

Building B.

Amendments and Additional Information

During the determination of the planning application officers requested some amendments to

the scheme, further information and points of clarification on a number of issues. The following

amendments and additional information were provided:

- An updated Sustainability Statement;

- Minor amendments to the external treatments and landscaping, namely to improve

boundary treatments and to provide more grassed areas;

- Additional Contamination Assessment;

- An updated Daylight and Sunlight Assessment, which draws a comparison with the

current baseline of the cleared site (in comparison to the previously provided baseline of

the former buildings on the site which have now been demolished); and

- Provision of additional parking for the proposed residential dwellings and offices.

3 RELEVANT PLANNING HISTORY

3.1 Relevant Planning Application History

Permission was granted on 15 August 2002 for the “erection of an additional floor on top of

the existing single storey structure on the Kempshott Road elevation (next to no1) to existing

vehicle repair workshop with infill of windows to West Streatham High Road” (02/00402/FUL).

Planning permission was refused on 12th March 2008 for the “demolition of existing buildings

and the erection of a 5 storey building comprising 8,155sqm of self-storage floorspace (Use

Class B8) and 1,839sqm of serviced offices (Use Class B1) with off street car parking spaces

for 3 cars and 20 cycle storage spaces together with new vehicular access from Kempshott

Road and new vehicular egress onto Penistone Road.” (07/04998/FUL).

The reasons for refusal were as follows:

The proposed development, by reason of its height, bulk, massing, external materials and

detailed architectural treatment, would appear unduly prominent and overbearing within the

streetscene. In addition the proposed architectural treatment, by reason of its design,

external materials, lack of an active frontage at ground floor level and lack of articulation,

would result in a building of monolithic appearance detrimental to the quality of the

streetscene;

The proposed development, by reason of its siting, height, massing, and proximity to the

rear gardens of the neighbouring dwellings in Penistone Road and Kempshott Road, would

create an unacceptable increase in a sense of enclosure and an overbearing impact to the

detriment of the amenity of the occupiers of those dwellings;

The proposed development fails to provide adequate supporting information to allow

Council Officers to fully assess whether the proposal, by reason of its height, scale,

massing and proximity to neighbouring properties, would lead to a loss of amenity to

neighbouring residential occupiers from loss of sunlight and daylight and visual domination;

The proposed development fails to provide adequate supporting information to allow

Council Transport Officers to fully assess the traffic, transport and highway safety

implications of the development; and

The proposed development, by reason of its height, bulk, massing and design would

appear unduly prominent within views and vistas from Streatham Common, the Rookery

and Baldry Gardens.

Planning permission was granted on 18 December 2008 for the “demolition of existing

buildings and the erection of a four storey building (plus basement) comprising 12,961 sq.m

of self-storage floorspace (Class B8) and 619 sq.m of offices (Class B1) with off street car

parking for 19 cars and 28 cycle storage spaces together with associated landscaping works”

(08/03715/FUL).

The following conditions were subsequently discharged:

Condition 25 (Partial) (i: Recording of contamination) and (ii: removal, containment or

otherwise rendering harmless any contamination). Granted on 2 July 2009

(09/01447/DET);

Condition 26 (Site Investigation, water contamination). Granted on 2 July 2009

(09/01448/DET);

Condition 8 (soft landscaping scheme). Granted 14 August 2009 (09/01977/DET);

Condition 30 (wildlife survey). Granted 14 August 2009 (09/01978/DET);

Condition 23 (travel plan). Granted 5 August 2011 (11/01540/DET);

Condition 5 (details of external surfaces of the buildings). Granted 6 December 2011

(11/02822/DET);

Condition 7 (details of hard surfacing and external lighting). Granted 10 November 2011

(11/02823/DET);

Condition 10 (boundary treatments). Granted 10 November 2011 (11/02824/DET);

Condition 11 (detailed design of renewable energy provision). Granted 3 November 2011

(11/02825/DET); and

Condition 16 (mud and debris deposit precautions). Granted 19 December 2011

(11/03745/DET).

A Certificate of Lawful Development (Proposed) (12/00472/LDCP) was granted on 27 July

2012, establishing that the development authorised by planning permission 08/03715/FUL

was lawfully implemented prior to 18 December 2011.

A non-material amendment (14/02248/NMC) was granted on 16 July 2014 to allow the

omission of the second basement, resulting in a reduction of Class B8 self-storage space

from 12,961 sq.m to 9,916 sq.m and included alterations to the internal layout of the ground

floor involving enlargement of the loading and servicing area.

3.2 Planning Enforcement History

There is no relevant planning enforcement history relating to the site.

3.3 Planning Appeal History

There is no relevant appeal history relating to the site.

4 CONSULTATIONS

The proposal was subject to two periods of consultation. The first consultation period was

based on the original application drawings and documents submitted to the LPA on 10

October 2016. The second consultation period included amended plans and additional

information, and submitted to the LPA on 3 July 2017 by way of addendums. The additional

information was made available on the Council’s website

4.2 Neighbours

Number of neighbours consulted: 200

Number of objections: 144

Number in support: 6

Number neither supporting nor objecting: 5

Comments received are summarised in the table below.

Comment

Officer’s Response

Land Use

The scheme does not provide enough family-

sized homes which is what the Borough requires.

Please refer to paragraph 6.2.5

The scheme would constitute an

overdevelopment of the site.


The scheme would deliver built-to-rent housing

which is out of character with the area.

The delivery of build-to-rent housing within

London is supported by the Mayor. There is no

evidence to suggest that the housing product is

out of character with the area.

There is little benefit to the local community in

terms of employment and the local economy.

The site is currently vacant and the scheme

would provide employment opportunities for

the borough through the provision of

commercial floorspace and measures set out in

the S106.

The scheme does not account for the impact

upon local services (schools, doctors and

community facilities) and green space.

The provision of 63 new flats is not considered

to have a harmful impact upon local services

within the area and the amount of outdoor

amenity space required by the future occupiers

of the development can be accommodated on

site. The proposal would also be liable to pay

the Community Infrastructure Levy towards

delivery of infrastructure within Lambeth.

The scheme provides an opportunity to deliver

good independent shops/cafes as opposed to

office floorspace.

There is no policy requirement for the scheme

to deliver shops/cafes in this location.

There is no demand for B8 storage in the area

and scheme should provide houses with gardens.

The Site has an existing B8 use class and an

extant permission which would enable the

delivery of B8 floorspace. The scheme

proposes a mix of commercial and residential

land uses which is supported by planning

policy.

Affordable Housing

This proposal is appealing to the broadest range

of the development market. It is including

residential homes that will be let at full London

market rate, with no affordable housing or homes

for key workers, as well as mass storage and

Please refer to Section 6.3

business office space. This indicates that there is

still a 'difficult climate for the development

industry' and the pressure for a high-density all-

encompassing profit-making commercial

development.

Lambeth should employ an independent quantity

surveyor to evaluate the appraisal in relation to

affordable housing. Lambeth should insist on

some affordable housing.

BNPP were instructed by LPA to independently

review the viability report which was submitted

with the planning application.

Construction / Basement Impacts

There no guarantees from the developer that it

would conduct regular structural assessments to

neighbouring properties at its own expense.

Please refer to paragraph 11.3.5 and 11.3.6

The digging out of the basement storage facilities

will cause earth movement around the site which

could damage to surrounding homes.


Noise from construction - no adequate assurance

that heavy plant, JCB's, works related vehicles

will not be moving, manoeuvring, or stationary

idling engines, or creating any other noise whilst

awaiting access to the site, and leaving the site,

outside of the access times of 0730Hrs - 1800Hrs

6 days a week.


Concern that the extensive subterranean work for

multi-level underground storage, as well as the

scale and mass of above-ground building work

will entail substantial pile-driving, and other deep

excavation work resulting in sufficient ground

vibrations to increase the risk of damaging and

affecting neighbouring buildings.

Please refer to paragraph 11.3.5 and 11.3.6

Transport and Parking

The proposed development (through the creation

of a further 63 residential units) will make the

existing situation with parking stress in the local

area even worse.


The existing public transport network is already

under stress and this proposal will worsen the

situation.


The development will bring heavy traffic and

trucks to the roads which will have an impact

upon highway safety.


There are not enough parking spaces to service

the flats that are proposed, and there are certainly

not enough disabled parking spaces.


There should not be a vehicle entrance into the

site from Kempshott Road as there is currently a

lot of traffic and subsequent noise along this road.


Vehicles up to 16.5m long are projected; this is

too big for local roads as illustrated by Access's

own 'wide sweep'


The applicant proposes a layby on Streatham

High Road - in a bus lane. TFL mention providing

a loading bay in the red route section of

Kempshott Road. The concerns of TFL have not

been addressed by the applicant. All

loading/unloading must be within the curtilage of

the applicant’s site, as per the consented

scheme.

The scheme does not propose a layby along

Streatham High Road and all of the servicing

and deliveries for the residential units and

commercial uses would take place within the

site boundary. Please refer to Section 10.4

The scheme should deliver more than one car

charging point.

A clause in the Section 106 Agreement would

ensure that the scheme delivers vehicle

charging points in line with the London Plan

standards.

Self-storage parking has been reduced from 22

to 12. Where will the additional users of the self-

storage facility park? This will add further

pressure to neighbouring streets.


Design and Conservation

The appearance and architecture of the proposal

is out of context with the typical style of the

immediate surrounding neighbourhood and

buildings.

Neighbouring buildings use a consistent style of

finishes and of an Edwardian / Georgian style.

Please refer to Section 7

The mass and scale of this development, now at

over 5 storeys, will dominate the immediate

surrounding buildings and landscape, even when

considering that similar scale buildings are some

distance further along the High Road closer to

Streatham Hill station. Furthermore, this

proposed mass and scale will be discordant with

the immediate neighbouring 'Conservation Area'

and not in keeping with the immediate

surrounding architecture and nature of the

neighbourhood.

Please refer to Section 7 a) and b)

The proposal will be including modern corporate

branding (blue and yellow) in scale to the 5-storey

proposed building, in direct contrast to

neighbouring 19th and 20th century residential

architecture.

Please refer to Section 7 c)

The scheme should have better planting and

space design to create a more attractive and

accessible area for pedestrians using the High

Road.


There is considered to be insufficient outdoor

amenity space provided on site for the future

occupiers of the development.


The height of the development should be reduced

to three storeys with a fourth storey set back.

Please refer to Section 7 a) and b)

There are no natural cross ventilation options -

will this mean the retrospective installation of

unsightly air conditioning units.

The scheme is considered to have sufficient

measures in place for ventilation.

Amenity

The increase in traffic will have a detrimental

effect on the air quality in the local area,

increasing pollution levels.


Increased noise pollution in the local area as a

result of the proposals.


No assurances that neighbouring properties will

not be adversely affected by the noise of cars,

trucks and large vans, articulated-lorries, heavy

goods vehicles, and similar, arriving, unloading

and departing at all hours.


The daylight and sunlight report has not been

updated to reflect this current proposal, and we

have concerns that neighbouring properties will

suffer loss of light due to the mass and scale of

the current proposals and their proximity to the

boundary line.


Loss of privacy resulting from the new

development to the occupiers of neighbouring

properties.


The development's communal spaces should

have low level lighting to ameliorate light pollution

to surrounding properties.

Details of external lighting are to be submitted

through a planning condition

The terraces should either be removed or

surrounded by 1.8m obscured glazed screens

which would considerably attenuate noise and

also provide increased privacy for residents and

neighbours.

Offices are satisfied that the development

would not result in a loss of privacy or cause

noise disturbance from the terraces. 1.8m

obscurely glazed screens are therefore not

required.

Security issues

There are no details of security provision/control

of anti-social behaviours by CCTV/staff

Please refer to Section 11.7. Also, further

details of security measures would be secured

through conditions.

Planning obligations

Substantial compensation in the form of section

106 funds should be used to best effect for the

benefit of the local community. This could be

public realm improvements (trees, pavements,

funds for compulsory purchase of derelict shops),

funding for local small businesses and start-ups

or other facilities deemed desirable by the local

community


Other matters

The ground investigation report upon which this

proposal is based is no out of date and does not

take into account relevant geoenvironmental

assessments.

The geoenvironmental assessment was

updated by the applicants and considered to be

acceptable

Lack of consultation with local residents about

this development.


The CHP plant does not have thermal storage

and this will limit the carbon emissions reductions

obtainable. Further, the photovoltaics on the roof

have not been drawn to indicate the required area

can be accommodated to generate the capacity

proposed to offset carbon. The roof area ought to

be a brown roof to help improve the biodiversity.


The consultation letter sent out by the council

incorrectly describes the development proposals.

The description of development was amended

as part of the re-consolation letters.

Residents were aware that the former MOD site

contained asbestos. We insist upon a ground

contamination survey before construction is

undertaken.

This would be secured through a planning

conditions.

Short term lets may encourage fly tipping and

would cost much more to manage.

The proposed units would be built to rent and

therefore operated through a management

company, which should eliminate the

propensity for fly-tipping.

Flank walls along western boundary and

southern boundary are party walls so party wall

awards needed to protect owners in Kempshott &

Penistone Road.

Party wall issues are a private civil matter

between land owners, and not a planning

consideration.

The application fails to provide an EIA

(Environmental Statement)

The Site and proposals do not fall within the

thresholds set out in the EIA Regulations.

4.3 Statutory and Internal/External Consultees

LBL Urban Design and Conservation: No objections subject to conditions. The design and

access statement shows the lengths that applicant has gone to understand the local context

and respond positively to it. The building is understated and would have no adverse impact

on the setting of the Streatham Common Conservation Area.

The scheme has evolved in line with the advice that has been provided and there is support

on conservation and design grounds as the scheme is considered to be policy compliant in

this regard. It is a significant improvement when compared with the previous approval.

If you are minded to approve please condition the following

The property number / name of each unit block shall be clearly and permanently displayed

at its external entrance.

All external construction detailing (drawings and sections and 1:10 scale) including

windows and doors, soffits, roofs, rain water goods, canopies, ramps handrails, lighting,

boundaries etc.

Sample panel of external materials shall be erected on site for inspection.

LBL Transport: No objection raised following the submission of amendments to the proposal

(comments have been incorporated Section 10 below). The following are however required

to be covered by conditions / s106 agreement as appropriate:

- Travel Plan

- Construction Management and Logistics Plan (Full)

- Service and Delivery management Plan

- Travel Plan Monitoring Fee

- Car Park Management Plan

- Highway works – new access and remedial works

- Restrictions on eligibility of future residents / occupiers to obtain parking permits in any

future CPZ introduced in the area.

- Details of Car Club bay and payment of £10,000 for one on-street car club bay Free

membership for one residents of each flat for a period of three years

- Restriction on use of Self storage Unit by Access only

- Electric Vehicle charging points for cars to meet London Plan standards

- Details of cycle parking.

LBL Highways: The Construction Management Plan makes reference to the applicants

making contact with Highways to discuss the associated S278 works, so please forward

details of the highway team. They also mentioned the installation of a temporary crossover

which would also need our approval. Other than that I have no major concerns.

Local Lead Flood Authority (LBL): No objection raised on the grounds of flood risk or

sustainable drainage, subject to conditions being appended to any planning approval.

Environment Agency: No objection raised, however planning permission should only be

granted subject to suggested planning conditions in respect of: ground contamination,

Sustainable Urban Drainage Systems (SuDS) and pilling.

Design Out Crime Officer: No objection, however should the scheme proceed, it should be

able to achieve the security requirements of Secured by Design with the guidance of Secured

by Design New Homes 2016, and the adoption of these standards would help to reduce the

opportunity for crime, creating a safer, more secure and sustainable environment.

LBL Parks and Open Spaces: No objection – the development looks like a good solution to a

challenging site and location, and if they get their detailed external landscaping (including

biodiversity enhancement) right, it could complement what is around the site well.

Climate Integrated Solutions (LBL’s energy and sustainability advisors): No objections raised

following submission of additional information. Conditions have been recommended.

LBL Arboricultural Officer: No objections raised, comments included in Section 11.4 below.

Transport for London: The residential car parking has increased by 24 spaces. The uplifted

provision is disappointing given the previous provision proposed and the sites accessibility to

public transport. Furthermore, it is considered that the revised provision would undermine

sustainable modes of transport.

5 car parking spaces are proposed for the B1 office element of the development, which exceed

the London Plan maximum standards. Given the size of the office element of the development

and location, the London Plan would allow for 1 disabled space only. The parking needs to

be reduced accordingly.

Case Officer’s Comment: The council’s transport officer has advised that in the absence of a

CPZ and high parking stress on-street, it is appropriate that there is an adequate provision for

car parking on-site to meet demands.

LBL Environmental Support Officer (refuse and recycling): No objection, the refuse and

recycling storage and presentation conditions for both domestic and commercial use can be

approved.

Environment Agency: No objections to the proposals, subject to conditions with regard to

ground contamination, SuDS and piling / foundation design.

LBL Environmental Health: No objections raised, subject to conditions in respect of Air

Quality, ground contamination, construction management (submission of a Construction and

Environmental Management Plan), plant layout, residential noise attenuation and db levels,

hours of operation, delivery and service management, and lighting.

Thames Water: No objection, however the LPA needs to request conditions to require further

details in respect of drainage, water usage and piling, should the application be approved.

Historic England Archaeology (GLASS): No objection - Having considered the proposals with

reference to information held in the Greater London Historic Environment Record and/or made

available in connection with this application, it has been concluded that the proposals are

unlikely to have a significant effect on heritage assets of archaeological interest. No further

assessment or conditions are therefore necessary.

No responses were received from the following consultees:

Streatham Society

Friends of Palace Road Nature Garden

Streatham Action

Regeneration Team Streatham

Streatham Business Improvement Districts

Streatham Vale Property Occupiers Association

Streatham Bridge Business Association

Councillors for Licensing

Employment and Enterprise

5 LEGISLATION AND PLANNING POLICY

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

to be made in accordance with the Development Plan unless material considerations indicate

otherwise. The development plan in Lambeth is the London Plan 2015 (as amended by Minor

Alterations to the London Plan (MALP) dated 14 March 2016), and the Lambeth Local Plan

2015 (LLP).

The current planning application has been considered against all relevant national, regional

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

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

plan as a whole.

5.2 The National Planning Policy Framework (2012)

The National Planning Policy Framework (NPPF) was published in 2012. This document sets

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

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

applications.

Following the publication of the NPPF the Government published amendments to the National

Planning Policy Guidance (NPPG) in 2016. Guidance is available on a range of planning

matters.

5.3 The London Plan (MALP 2016)

The London Plan (MALP 2016) 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. The key relevant London Plan policies are:

Policy 1.1 Delivering the strategic vision and objectives for London

Policy 3.1 Ensuring equal life chances for all

Policy 3.2 Improving health and addressing health inequalities

Policy 3.3 Increasing housing supply

Policy 3.4 Optimising housing potential

Policy 3.5 Quality and design of housing developments

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

Policy 3.7 Large residential development

Policy 3.8 Housing choice

Policy 3.9 Mixed and balanced communities

Policy 3.10 Definition of affordable housing

Policy 3.11 Affordable housing targets

Policy 3.12 Negotiating affordable housing on individual private residential and mixed

use schemes

Policy 3.13 Affordable housing thresholds

Policy 3.15 Co-ordination of housing development and investment

Policy 4.1 Developing London’s economy

Policy 4.2 Offices

Policy 4.3 Mixed use development and offices

Policy 4.4 Managing industrial land and premises

Policy 4.12 Improving opportunities for all

Policy 5.1 Climate change mitigation

Policy 5.2 Minimising Carbon Dioxide Emissions

Policy 5.3 Sustainable Design and Construction

Policy 5.4 Retrofitting

Policy 5.4a Electric and gas supply

Policy 5.5 Decentralised energy networks

Policy 5.6 Decentralised energy in development proposals

Policy 5.7 Renewable Energy

Policy 5.8 Innovative energy technologies

Policy 5.9 Overheating and Cooling

Policy 5.10 Urban Greening

Policy 5.11 Green Roofs and Development Site Environs

Policy 5.12 Flood risk management

Policy 5.13 Sustainable Drainage

Policy 5.14 Water Quality and Wastewater Infrastructure

Policy 5.15 Water Use and Supplies

Policy 5.16 Waste net self-sufficiency

Policy 5.17 Waste Capacity

Policy 5.18 Construction, Excavation and Demolition Waste

Policy 5.21 Contaminated land

Policy 6.3 Assessing Effects of Development on Transport Capacity

Policy 6.5 Funding Crossrail and other statically important transport infrastructure

Policy 6.9 Cycling

Policy 6.10 Walking

Policy 6.13 Parking

Policy 7.1 Lifetime neighbourhoods

Policy 7.2 An Inclusive Environment

Policy 7.3 Designing out Crime

Policy 7.4 Local Character

Policy 7.5 Public Realm

Policy 7.6 Architecture

Policy 7.8 Heritage assets and archaeology

Policy 7.14 Improving air quality

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

environment and promoting appropriate soundscapes

Policy 7.18 Protecting open space and addressing deficiency

Policy 7.19 Biodiversity and Access to Nature

Policy 7.21 Trees and Woodland

Policy 8.2 Planning obligations

Policy 8.3 Community infrastructure levy

The following London Plan Supplementary Planning Documents (SPD) are also considered

relevant:

Affordable Housing and Viability SPG (2017)

Housing (March 2016)

Sustainable Design and Construction (April 2014)

Accessible London: Achieving an Inclusive Environment (October 2014)

The control of dust and emissions during construction and demolition (July 2014)

Character and Context (June 2014)

5.4 Lambeth Local Plan 2015 (LLP)

The key relevant policies for the Lambeth Local Plan 2015 (LLP) are:

Policy D2 Presumption in favour of sustainable development

Policy D4 Planning obligations

Policy H1 Maximising Housing Growth

Policy H2 Delivering Affordable Housing

Policy H4 Housing mix in new developments

Policy H5 Housing standards

Policy ED2 Business, industrial and storage uses outside KIBAs

Policy ED14 Employment and training

Policy T1 Sustainable travel

Policy T2 Walking

Policy T3 Cycling

Policy T4 Public transport infrastructure

Policy T6 Assessing impacts of development on transport capacity & infrastructure

Policy T7 Parking

Policy T8 Servicing

Policy EN1 Open space and biodiversity

Policy EN3 Decentralised energy

Policy EN4 Sustainable design and construction

Policy EN5 Flood Risk

Policy EN6 Sustainable drainage systems and water management

Policy EN7 Sustainable waste management

Policy Q1 Inclusive environments

Policy Q2 Amenity

Policy Q3 Community safety

Policy Q4 Public art

Policy Q5 Local distinctiveness

Policy Q6 Urban design: public realm

Policy Q7 Urban design: new development

Policy Q8 Design quality: construction detailing

Policy Q9 Landscaping

Policy Q10 Trees

Policy Q11 Building alterations and extensions

Policy Q12 Refuse/recycling storage

Policy Q13 Cycle storage

Policy Q15 Boundary treatments

Policy Q20 Statutory listed buildings

Policy Q22 Conservation areas

Policy Q25: Views

The following Lambeth Supplementary Planning Documents (SPD) are also considered

relevant:

Draft Development Viability SPD;

Parking Survey Guidance;

Waste & Recycling Storage and Collection Requirements;

Refuse & Recycling Storage Design Guide; and

Air Quality Planning Guidance Note.

PLANNING ASSESSMENT

6 LAND USE

6.1 Employment: Self-storage (Use Class B8) and Offices (Use Class B1)

In December 2008 (08/03715/FUL) planning permission was granted at the Site for 12,961

sq.m of self-storage floorspace (Class B8) and 619 sq.m of offices (Class B1), creating a total

of 13,580 sq.m of floorspace in B class employment use. This was a substantial uplift from

the existing employment floorspace provision at the Site, which was 4,025 sq.m in B1(c) use.

A non-material amendment (14/02248/NMC) was subsequently granted by the Council in July

2014 to allow the omission of the second basement, resulting in a reduction of Class B8 self-

storage space from 12,961 sq.m to 9,916 sq.m and allow alterations to the internal layout of

the ground floor involving enlargement of the loading and servicing area. This permitted a

reduction in the overall employment floorspace at the site from 13,580 sq.m to 10,535 sq.m.

This development now seeks permission for 8,526 sq.m of self-storage floorspace in B8 use

class and a further 168 sq.m of B1 office floorspace. A total of 8,694 sq.m of employment

floorspace would be delivered across the site, this thereby results in a reduction of 1,841 sq.m

on what was previously approved (under 14/02248/NMC).

London Plan Policy 4.1 seeks to develop London’s economy by supporting and promoting

specialist clusters of economic activity. Policy 4.2 supports the mixed use development and

redevelopment of office provision. LLP Policy ED2 supports development for business (B1)

uses on all sites, subject to other plan policies, to maintain a stock of sites and premises in

business use across the borough.

As the site has been cleared for the last 8 years, the development must be assessed in

relation to LLP Policy ED2 part (e). This policy requires redevelopment to be permitted only

where it provides B class floorspace to replace the previous quantity of floorspace if known,

or otherwise provides the maximum feasible proportion of B1 floorspace for the site.

In light of this, the quantum of employment floorspace currently proposed is considered to be

a reduction from the previously approved quantum. However, it remains a significant increase

on the previous quantum of employment floorspace on the site (4,025 sq.m). It is also relevant

that in contrast to the extant permission, the scheme now proposes mixed use development

and the addition of residential units to the scheme is considered to be favourable. In addition,

the proposed B8 self-storage use of the site has a relatively low number of employees per

square metre of floorspace, therefore particularly in the development’s context as a mixed

use development, the reduction is not considered to make a significant impact in terms of the

quality of the employment floorspace provided. Furthermore, the 168 sq.m of office (Class

B1) floorspace provides two small office spaces. The applicant has submitted evidence from

a local agent which indicates a strong level of demand for this type of offices accommodation

in the local area. The development is therefore considered by officers to be acceptable in this

regard.

6.2 Residential (Use Class C3)

LLP Policy H1 states that the Council will seek to maximise the supply of additional homes in

the borough to meet and exceed the annual housing target for Lambeth as set out in the

London Plan for the period 2015 to 2030. Furthermore, policies in the development plan offer

strong support for the mixed use redevelopment of site that offers both employment

opportunities and new housing in suitable locations. The local area is characterised

predominantly by residential dwellings and the principle of housing is therefore supported.

The application proposes 63 flats across the development. The flats are proposed as build to

rent (BTR) units. London Plan Policy 3.8 encourages boroughs to ensure that the planning

system provides positive and practical support to sustain the contribution of BTR in

addressing housing needs and increasing housing delivery. It states that viability tests of

covenanted BTR proposals should take account of the distinct economics of this type of

development – this matter is assessed below in Section 6.3.

The Mayor’s Housing SPG (March 2016) and the Affordable Housing and Viability SPG

(August 2017) further recognises BTR housing for which there is a market in London. The

Affordable Housing and Viability SPG however stipulates that there should be a long term

rental period on the housing (minimum 15 years), covenants restricting the sale of the units

and a clawback (used for securing additional affordable housing if the units are sold

individually). Officers have been engaged in discussions with the applicants to ensure that

the type of housing model proposed is acceptably delivered through heads of terms in a

Section 106 Agreement.

The site is considered to have characteristics of an urban area, with a varied PTAL of 3 to 6.

The London Plan density matrix (Table 3.2) suggests a residential density of 70-260 units per

hectare (u/ha) or 200-700 habitable rooms per hectare (hr/ha) for the site. In applying the

guidance set out by the Housing SPG for calculating densities, the scheme would achieve

180 u/ha and 515 hr/ha, which sits comfortably within the London Plan’s density matrix for the

Site.

Policy H4 sets out a preferred borough-wide housing mix for affordable housing and seeks a

balanced mix of unit sizes for market housing, to include family-sized accommodation (3-bed

+). However, Mayor’s Affordable Housing and Viability SPG (para. 4.31) notes that BTR

housing can be particularly suited to higher density development within or on the edge of town

centres and transport nodes, and suggests that local policies requiring a range of unit sizes

could be applied flexibly to such schemes in these locations to reflect demand and the distinct

viability challenges faced by BTR housing. The proposed development would provide a range

of unit sizes, comprising 17 x 1-bed flats, 37 x 2-bed flats and 9 x 3-bed flats, which is

considered to be acceptable and provides an appropriate balance of dwelling types with

based on the type of development proposed and the area in which it is located.

6.3 Affordable Housing and Viability

LLP Policy H2(a) seeks 40 per cent affordable housing from sites capable of accommodating

10 or more units, and a 70:30 social / affordable rent and intermediate tenure split. Policy

H2(d) requires a financial appraisal to be submitted where affordable housing provision is not

policy compliant. The only circumstances in which a lesser provision may be acceptable is

where it is demonstrated to the council’s satisfaction, through a financial viability appraisal,

that a development cannot viably deliver affordable housing in line with LLP policy

requirements. This approach is taken regardless of the type of residential development and a

build to rent scheme is assessed in the same way as a build for sale scheme.

LLP Policy H2(d) states that a financial appraisal is required if the affordable housing provision

proposed will be less than the policy requirements. A viability report has been submitted which

demonstrates that the scheme cannot viably provide any affordable housing. The viability

report has been independently reviewed by BNP Paribas and found that the scheme could

only viably offer a surplus of £85,439 towards affordable housing. The applicant is however

open to working with the Council during the lifetime of the Development, and to ensure the

affordable housing provided makes a valuable contribution to the accommodation needs of

local residents. Therefore, through negotiations with officers the provision of 21% affordable

housing (13 units) has been secured on-site in the form of:

3 x 1-bed units with 30% discount from market rent levels.

4 x 2-bed units at a Local Housing Allowance (LHA) rent level (c.£265 PW);

6 x 3-bed units at a rent level equivalent to social rent;

All of the affordable dwellings would be discounted market rent (DMR) units. The proposed

rental levels which are being offered by the applicant have been negotiated with the council’s

Housing Team to reflect local housing need. This would also enable the council to have

nomination rights over the DMR units.

A key benefit of DMR units is that they would be ‘pepper-potted’ across the Development and

therefore have the same access and be built to the same standard as those at market rent. The

DMR units would also be managed by the BTR provider which ensures that all the housing

remains in the same ownership and management. The final terms of rental tenancy,

management and nominations are proposed to be established through clauses in the Section

106 Agreement which would include, but not limited to, the following:

The rents reviewable annually and in accordance with the Consumer Price Index

calculations;

Tenancies would be granted for three years unless otherwise agreed. Leading up to

expiry, these could be extended for the same or possibly a longer period of time, subject

to an assessment of the occupiers’ adherence to tenancy conditions and payment

history during the initial term. Tenants could then terminate the agreement providing at

least three months written notice is given;

Property inclusions (white goods, built in storage, individual heating systems)

Service inclusions (cleaning and lighting of communal area, lift management, internal

repairs etc)

As the scheme would not be delivering a policy compliant level of affordable housing, a review

mechanism would be included within the Section 106 Agreement to make sure that any uplift

in values up to a policy compliant provision of affordable housing, can be captured.

7 DESIGN AND CONSERVATION

This section of the report considers design and conservation (heritage) matters arising from

the proposed development. It is set out under the following sub-headings:

a) Scale, massing and layout

b) Impact on surrounding heritage assets

c) Materials and Appearance

The Council’s Design and Conservation Team’s comments have been incorporated into this

section of the report.

LLP Policy Q5 states that all development should provide a positive response to the local

context and historical character, and where proposals deviate from this, it should be

demonstrated how the proposal clearly delivers design excellence and how it will make a

positive contribution to its local and historic context.

LLP Policy Q7 seeks new development to be of a high quality design which has a bulk, scale,

mass, siting, building line and orientation which adequately preserves or enhances the

prevailing local character. It should be built of durable, robust and low-maintenance materials

and have well considered fenestration.

a) Scale, massing and layout

The general character of the local area is mixed, comprising a range of land uses, commercial

and residential (predominantly). The building heights are 4 storeys which form a continuous

frontage along Streatham High Road. To the north and west along Kempshott Road the

building heights vary between 1 and 4 storeys. The frontages along Penistone Road are more

uniform, comprising 2 storey terrace dwellinghouses. Given this is a rather fragmented

suburban location the development presents the opportunity to introduce greater unity on this

prominent corner.

In terms of the layout, the proposed arrangement would offer a strong building line on the all

three street frontages. The main office volume on the south-east corner will give it presence

and activation, whilst the commercial foyer in the north-east corner is also logical. Both

buildings have been set away from the rear / side gardens and elevations of existing

properties, this provides visual and physical relief and makes perfect sense in design terms.

This is considered to offer a significant improvement on layout of the previously consented

scheme and it is the result of significant pre-application discussion.

The two buildings are considered to respond positively to their relative contexts. Building A

has a mix of commercial and residential uses. Its primary frontage is along the High Road,

and would be 4 storeys with 5th storey setback. It has three separate residential cores (serving

a maximum of four units per floor), each accessed off the High Road. Officers consider that

the whilst the 5th storey would make the building taller than those in the locality, the site is

contained within its own block by having side roads to the north and south, enabling an

increase in height to be achieved without causing harm.

Figure 5: CGI of the Streatham High Road elevation

Building B is solely in residential use and runs along the south side of Kempshott Road and

would measure 3 storeys with a 4th floor setback. There is a varied building height along the

road, but despite being taller than the existing 3 storey dwellinghouses, the proposed increase

height can easily be accommodated in this situation. Part of the Building B’s success along

this frontage is the use of façade setbacks to create the appearance of separate

dwellinghouses.

Figure 6: CGI of the Kempshott Road elevation

b) Impact on heritage assets

The site is not located within a designated conservation area, however it borders the

Streatham Common Conservation Area (CA43) to the north and is visible from within the

Streatham Lodge Conservation Area (CA62). The nearest listed buildings (Grade II - 496

Streatham High Road and Mill Building) are located 100m to the north of the Site.

As the Development is sited opposite two conservation areas. LLP Policy Q22(a) considers

that proposals affecting conservation areas will be permitted where they preserve or enhance

the character or appearance of conservation areas by i) respecting and reinforcing the

established, positive characteristics of the area in terms of the building line, siting, design,

height, forms, materials joinery, window detailing etc; (ii) protecting the setting (including

views in and out of the area).

Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 with respect

to buildings or land in a conservation area. In this context, "preserving", means doing no harm.

Paragraph 132 of the NPPF states ‘when considering the impact of a proposed development

on the significance of a designated heritage asset, great weight should be given to the asset’s

conservation. The more important the asset, the greater the weight should be. Significance

can be harmed or lost through alteration or destruction of the heritage asset or development

within its setting. As heritage assets are irreplaceable, any harm or loss should require clear

and convincing justification…’ Paragraph 134 further states that ‘where a development

proposal will lead to less than substantial harm to the significance of a designated heritage

asset, this harm should be weighed against the public benefits of the proposal, including

securing its optimum viable use.’

The scheme is considered acceptable in terms of bulk, scale and massing, and with regard

to design and impact on the character and appearance of neighbouring conservation areas

and heritage assets, with officers considering that the understated ‘New London Vernacular’

style is entirely appropriate for the setting and context, in accordance with LLP Policy Q22.

Officers consider that no harm will result to designated heritage assets.

c) Materials and Appearance

The materiality and solidity of the Kempshott Road building is considered to be in keeping

with the local area and the proximity of the Streatham Common CA. Both buildings have been

designed in brick in the New London Vernacular which is appropriate for this context. The

design of the two buildings is relatively understated with a simple, repetitive treatment to the

elevations which is a feature common to the locality. This design approach is a direct result

of officer advice at pre-application stage.

The setbacks, recessed balconies and projecting elements started to be incorporated into

ensure there is sufficient interest and depth of detailing with London stock brick facades. The

use of anodized metal to express the bay windows, the recessed top floor and detailing,

together with the glass stair cores also adds a welcome addition to breaking up the brick

façade. Officers therefore recommend that 1:10 scale drawings and details of the materials

are secured through planning conditions to ensure that the development can achieve design

excellence.

Figure 7: CGI of the Streatham High Road elevation of Building A

The architect has taken care to ensure the new development has appropriate boundary

treatments. The use of boundaries ensures that there is clear definition between the public

footpath and the private land on the site. The boundaries also provide defensible space for

new residents and the resulting enclosed front garden spaces will be soft landscaped, which

is considered to reinforce local character.

8 QUALITY OF THE ACCOMMODATION

8.1 Office and Self-Storage floorspace

It is considered that the layout and type of offices proposed is acceptable and ensure that it

would be able to appropriately adapt to the demands of local businesses. In terms of the

proposed self-storage facility, the proposals have been designed by the applicants (Access

Self-Storage) to meet the specific requirements of their customers. Officers are therefore

satisfied with the quality of the proposed commercial floorspace.

LLP Policy ED2(c) requires that where a mixed-use development is proposed the commercial

and residential elements of the development should be made available for occupation at the

same time. It is considered entirely appropriate for a planning obligation in the S106 to require

that the commercial floorspace is built out to turn-key standard to ensure it can be occupied

soon after the building has been completed.

8.2 Residential

LLP Policy H5 sets out standards for new housing that will need to be addressed by the

proposal. London-wide housing standards are also set out in the London Plan (MALP) March

2016 – including minimum space standards (Policy 3.5 and Table 3.3) and a requirement that

ninety per cent of new housing meets Building Regulation M4(2) ‘accessible and adaptable

dwellings’ and ten per cent of new housing meets Building Regulation requirement M4(3)

‘wheelchair user dwellings’ (Policy 3.8). Further housing standards are set out the Mayor’s

Housing SPG which was published May 2016.

In terms of room sizes and unit sizes, all of the proposed dwellings would either meet or

exceed the minimum space standards which are set by the LLP and the London Plan Housing

SPG. The development would also provide 8 wheelchairs unit, exceeding the 10% required

the London Plan. The provision of parking spaces for wheelchair units is discussed in the

transport section below.

LLP Policy H5(a)(i) requires for all new developments to provide dual aspect accommodation

unless exceptional circumstances are demonstrated. The scheme would provide 97% dual

aspect units (61 out of 63 units), which is strongly supported. With regard to the two single

aspect units, these are not north facing and would benefit from acceptable levels of internal

lighting.

Turning to daylight/sunlight considerations for the new flats within the Development, the study

submitted by the applicants identifies that 185 of the 187 rooms would achieve ADF levels

that either meeting or exceed the targets of the specific room use (1% bedrooms, 1.5% living

rooms 2% kitchens) set out in the BRE Guidelines. The two rooms which fall short are

bedrooms, located on the ground floor of Block B. These would achieve 0.7% ADF due to

being recessed behind an amenity space. Given that these rooms are bedrooms where less

light is expected, officers are satisfied the overall scheme performs exceptionally well in terms

of daylighting. With regard to the proposed amenity spaces at the rear of Building B, 99% and

98% of the areas would have at least 2hrs of sunlight on 21 March. This is supported on the

basis that the amenity spaces exceed the BRE Guidelines for natural lighting.

LLP Policy H5 requires amenity space for flatted developments to be of at least 50 sq.m per

scheme to be provided, plus a further 10 sq.m per flat provided either as a

balcony/terrace/private garden or consolidated with the communal amenity space. The

development is therefore required to deliver 680 sq.m. Additional supporting information

provided by the applicants demonstrates that 775 sq.m of private external areas (357 sq.m)

and two landscaped communal gardens (418 sq.m) to the rear of Building B would be provided

across the Site - 95 sq.m above the policy requirement. Officers are satisfied with the quantity

and quality of the amenity space which the scheme would deliver for its future residents.

LLP Policy H5 states that for developments of 10 or more units with at least one family-sized

dwelling, children's play space should be provided where appropriate to at least the levels set

out in the Mayor’s 'Shaping Neighbourhoods: Play and Informal Recreation' SPG. Play areas

should be easily accessible, overlooked by habitable rooms and enclosed either through

fencing, railings or other safety features. It is further stated that in exceptional circumstances

off-site provision may be acceptable. The Development would include 9 family-sized units as

defined in the LLP (i.e. flats that have three or more bedrooms). Using the toolkit provided by

the GLA, given the tenure of the Development, it can be concluded that the development

would result in an estimated child occupancy of 17 (7 children under 5 years old, 6 children

between the ages of 5 and 11 and 4 children over 12 years old). Therefore a total of 169.8

sq.m of children’s play space would be required, which could easily be accommodated within

the two communal amenity spaces. Details of this will be secured by condition.

9 SURROUNDING RESIDENTIAL AMENITY

LLP Policy Q2 requires that new developments should do not result in a ‘significant increase

in the sense of enclosure or overlooking’ to neighbouring residential or sensitive buildings.

The policy also requires that new development does not have a detrimental impact upon

daylight/sunlight, increased noise and disturbance.

9.2 Daylight/sunlight and Overshadowing

A Daylight/Sunlight Assessment has been undertaken by the EB7 on behalf of the applicants.

The following properties have been assesses in respect of daylight/sunlight impacts:

Boscombe Gardens;

40-70 Ryan Court;

524 & 526 Streatham High Road;

1 – 5 (odds) Penistone Road;

2 – 16 (evens) Penistone Road;

1, 10, 12, 14 and 16 Kempshott Road; and

508-510 Streatham High Road.

As stated above, the Site is currently cleared following the commencement of development

of the previously consented scheme. The previous scheme approved a maximum roof height

of 12.66m where it fronts Streatham High Road, reducing to 9.81m fronting Kempshott Road.

This represented a small increase in height from the existing building line of terraced

dwellinghouses along Kempshott Road, at 8.5m to the ridge height.

Building A is proposed to face Streatham High Road and the end of both Penistone Road and

Kempshott Road. This building has a maximum roof height of 18.2m. This is stepped back

from the front elevations, which are 16m in height.

The tallest part of the Kempshott Road building line (Building B) is now proposed at 13.9m.

This is stepped back from the front elevation, which is 11.3m, 2.8m higher than the ridge

height of the existing building line of terraced dwellinghouses.

The proposed heights therefore exceed those approved under the previous permission. In

addition, as the site has been cleared since that permission was granted, it is considered

appropriate for the baseline position of the daylight/sunlight assessment to be the previously

consented scheme.

Figure 8: Baseline scenario (consented scheme) and proposed scenario.

Officers are satisfied with the quality of the assessment which has been undertaken by EB7.

Provided below is an officers consideration of the impact on the proposed development on

the occupiers of adjoining properties.

Boscombe Gardens

Daylight

In terms of Vertical Sky Component (VSC), there are four windows (all which appear to be

serving living rooms) which would experience a loss greater than 0.8, at 0.7. It should however

be recognised at these are all secondary windows and the main windows serving these rooms

would all meet VSC requirements under the BRE Guidelines. Furthermore, like all of the other

rooms tested within Boscombe Gardens, the rooms would experience no notable alteration in

the No-Sky Contour (NSC) and are compliant.

Sunlight

The site is located within 90 degrees due south of the application site and are therefore

required to be tested for Annual Probable Sunlight Hours (APSH). The results show that whilst

there are windows which would experience a loss of sunlight in excess of 0.8, all of the rooms

would retain in excess of 0.8 their existing APSH or are within 4% total ASPH of existing

values. This is therefore within BRE Guidelines.

40-70 Ryan Court

This block of residential flats are located on the opposite (east) side of Streatham High Road

to the application site. Whilst the front elevation of the block would look directly onto the

Building A, the results from the testing confirms no loss of daylight, in excess of the 0.8 times

their former value for VSC and no notable change to the NSC. Furthermore, the sunlight tests

confirm that all of the rooms relevant for testing would retain more than 0.8 times their existing

APSH or are within 4% total APSH of existing values.

524 & 526 Streatham High Road

These are mixed use buildings south of the Site, which have commercial units on the ground

floor and residential flats on the upper floors. The results from the testing confirms that there

would be no loss of daylight, in excess of the 0.8 times their former value for VSC and no

notable change to the NSC. Furthermore, the sunlight tests confirm levels in excess of the

BRE targets.

1 – 5 (odds) Penistone Road

These 2-storey residential terrace properties are sited on the south side of Penistone Road

and front onto the Site. The results from the testing confirms that there would be no loss of

daylight, in excess of the 0.8 times their former value for VSC and no notable change to the

NSC. Furthermore, the sunlight tests confirm levels in excess of the BRE targets.

2 – 12 (evens) Penistone Road

These 2-storey residential terrace properties are sited on the south side of Penistone Road

and back on to the Site. Again, the results from the testing confirms that when compared with

the consented scheme there would be no loss of daylight, in excess of the 0.8 times their

former value for VSC and no notable change to the NSC. Furthermore, the sunlight tests

confirm levels in excess of the BRE targets. In fact, it should be noted that as the proposed

buildings are set further away from the boundary than then consented scheme, No.2 would

experience a notable improvement in daylight to a number of windows and rooms.

1, 10, 12, 14 and 16 Kempshott Road

No.1 Kempshott Road, a 2-storey terraced property is located side on to the application site.

No.10 is a modern 2-storey detached house and Nos 12-16 Kempshott Road comprise a

terrace of single storey dwellings single storey. Despite the proposed scheme being taller

than the consented scheme, the results from the testing confirms that when compared with

the consented scheme there would be no loss of daylight, in excess of the 0.8 times their

former value for VSC and no notable change to the NSC. Furthermore, the sunlight tests

confirm levels in excess of the BRE targets. It should also be noted No.1 would experience a

notable improvement in daylight to a number of windows and rooms.

508-510 Streatham High Road

508-510 Streatham High Road is a detached 3-storey plus basement mansion house to the

north of the application site. The results show that there would be no loss of daylight, in excess

of the 0.8 times their former value for VSC and no notable change to the NSC. The sunlight

tests confirm levels in excess of the BRE targets.

Overshadowing

Figure 9: Gardens and Amenity Spaces: Baseline scenario (consented scheme) & proposed

scenario.

The d/s study tests sunlight to existing gardens and amenity spaces located to the west, south

west and south of the Site. All of the gardens serve the rear of properties along Kempshott

Road and Penistone Road, which could be impacted upon by the Development have been

assessed. Figure 9 above compares the baseline (consented scheme) with the proposed

development, all except one of the gardens tested would experience a reduction in Sunlit Area

(i.e. area receiving at least 2hrs of sunlight on 21 March). The garden in question serves No.1

Penistone Road and would experience a 5% loss, which is well within BRE targets, and

therefore considered acceptable.

Summary

Officers are satisfied that the development has been design to ensure that there would not be

an unacceptable impact upon the daylight and sunlight that properties and gardens around

the Site would receive.

9.3 Outlook and Sense of Enclosure

The rear elevation of Building A is sited approximately 30m away from the habitable rooms

on the rear elevation of No’s 2-14 Penistone Road and 17m from the end of the rear gardens.

Building B is located approximately 10m away from the flank wall elevation of No.2 Penistone

Road and chamfers away slightly towards the High Road. Officers are satisfied that the

outlook of adjoining residents would not be unduly compromised by the development.

Furthermore, proposals would offer a significant improvement when considered in the context

of the previously consented scheme.

9.4 Privacy

As noted above, the development is surrounded by residential land uses to both sides and

the rear. Building A is angled away from the rear elevation of the properties on Penistone

Road, therefore mostly preventing direct overlooking into rear windows. There would however

be an incidence of direct overlooking, into a window along the side elevation of No.2 Penistone

Road at distance of 10m, however this serves a landing as opposed to a habitable room.

Whilst an element of overlooking into neighbouring gardens on Penistone Road is

acknowledged, the rooms facing towards the rear gardens are all bedrooms, therefore

overlooking from residents will be minimised. The distances from the rear of Building B to the

neighbouring properties on Penistone Road would be approximately 30m, and therefore

substantial enough to not require obscure glazing.

9.5 Noise

The Council’s environmental heath advisors consider that appropriate measures have been

detailed in the supporting material and proposed in the scheme’s design to protect the amenity

of the future residents of the development and neighbouring dwellings. However, the acoustic

consultant’s report has identified an issue with peak noise events at night for the units facing

Streatham High Road. Additional measures may be required to manage this issue and a

condition is proposed to ensure this is progressed.

The proposed hours of operation of the proposed commercial uses are expected to be

restricted to ensure that the noise disturbance can be kept to a minimum. In accordance with

other self-storage facilities in the Borough which have a similar proximity to residential

dwellings, officers are recommending the following opening hours for the store: 08:00 to 20:00

hours, Mondays to Saturdays and 10:00 to 18:00 hours on Sundays, Public Holidays and

Bank Holidays.

9.6 Construction Impacts

London Plan Policy 5.3 relating to Sustainable Design and Construction and the London Plan

‘Sustainable Design and Construction’ SPD (April 2014) set out specific measures to ensure

sustainable design standards are integral to the proposal, including its construction. Measures

include the sustainable procurement of materials. The London Plan ‘Control of Dust and

Emissions During Construction and Demolition’ SPD (July 2014) sets out specific dust and

pollution control measures to ensure air quality impacts of construction and demolition are

minimised.

The Development includes three basement levels which cover the majority of the site - officers

recognise the significant scale of the basement. In order for the scheme to be built a large

amount of earth would need to be removed as well as materials being transported to and from

the site. It is proposed that this would be taken away by construction vehicles. Local residents

have therefore raised concerns that this would harm their living conditions for a number of

years. The construction of the basement therefore needs to be managed carefully.

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

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

construction projects in urban locations. The Construction Environment Management Plan

(CEMP) has been reviewed by the Council’s environmental health advisors and is considered

to have identified appropriate steps to minimise disruption during the construction phase.

However some of the construction activities have not yet been finalised, partly due the

applicants formally instructing a construction contractor, and therefore a condition requiring

these additional details is recommended.

Measures in the full CEMP to minimise the impact would include careful selection of

construction methods and plant to be used; switching off plant when not in use; enforcement

of restricted working hours for excessive noise activities; use of temporary acoustic barriers

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

management of possible significant levels. Consequently, with imposing such a condition,

together with the separate regulatory remits of Building Regulations and Environmental

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

10 TRANSPORT

LLP Policy T1 states that the Council will promote a sustainable pattern of development in the

Borough, minimising the need to travel and reducing dependence on the private car. Policy

T6 states that planning applications will be supported where they do not have unacceptable

transport impacts, including cumulative impacts on: (i) highway safety; (ii) traffic flows; (iii)

congestion of the road network; (iv) on-street parking; (v) footway space, desire lines and

pedestrian flows; (vi) all other transport modes, including public transport and cycling.

London Plan Policy 6.3 requires proposals to ensure that impacts on transport capacity and

the transport network, at both a corridor and local level, are fully assessed. Development

should not adversely affect safety on the transport network.

10.2 Highway Impacts

The Site has a moderate level of accessibility by public transport, it is anticipated that a

number of trips will be undertaken by underground, train or bus, or by cycling or walking. The

proposed uses would result in an increased use of the public transport network; however, it

is considered that this increased demand can be accommodated by the existing public

transport network.

The application site has a PTAL rating of 3 – 6 and there is no controlled parking zone (CPZ)

on the local streets in the area. A number of objections from local residents relate to the

implications which the development would have on vehicle parking and highway safety in the

area. The applicants have undertaken parking surveys in accordance with Lambeth’s

methodology, which demonstrates that the area suffers from vehicle parking stress. The

council’s transport officer identified that scheme was providing a shortfall of 19 spaces for the

residential units and 5 spaces for the offices, which would have resulted in unacceptable

impacts in respect of parking stress within the area. Through amendments to the scheme (set

out in the Figure 10 below), these spaces have been provided at basement level, by

decreasing the quantum of self-storage floorspace and reallocating some of the spaces to the

office use.

Parking Provisions October 2016

(submission)

June 2016

(amendments) Change

Office 0 5 5

Self-storage 22 12 -10

Residential 7 31 24

Car Club 1 1 0

Total 30 49 19

Figure 10: Proposed vehicle parking per use

The scheme would also provide an on-street car club bay for use of existing and future

residents in the area, which is supported as this would also help with parking stress in the

area. Officers therefore satisfied that the amount within the car parking provisions provided

by the Development.

In order to promote more sustainable methods of transport and to discourage from individual

car ownership, LLP Policy T7(a)(iii) requires new residential development to be provided with

free car club membership for a period of time, with the cost borne by the applicant. This would

be secured through a clause in a Section 106 Agreement. Whilst the site is not currently

located within a CPZ, it is also considered necessary to prevent future occupiers from applying

for a permit were the area to be designated as a CPZ in the future. This would also be secured

through a Section 106 Agreement.

10.3 Cycle Parking

Policy Q13 relates to cycle storage requires it to comply with various measures, including

requiring it to be fully integrated into the proposals from the initial design stage; directly and

conveniently accessed from outside the building; inclusive, secure and safe to use; in

individual lockers/cupboards or in cycle stores shared by small groups of immediate

neighbours; and covered, fully ventilated, robustly constructed and easy to maintain.

The provision of 109 cycle parking spaces, which are both secure and covered, is considered

sufficient for the number and type of residential units, as it would meet the London Plan

requirements. The deficit of 10 cycle parking spaces in provision relating to the self-storage

use also considered acceptable in light of the bespoke nature of the use and the limited

likelihood of visitors arriving by bike. In order to ensure that the cycle parking provision is

sufficient if a change of use occurs to an alternative storage and distribution use in the future,

a condition has been included which requires the additional cycle parking to be provided in a

specific part of the site, to ensure London Plan standards are met.

10.4 Servicing and Deliveries

The self-storage and office elements are proposed to be serviced from the internal service

road between Kempshott Road and Penistone Road. It is anticipated that 4 HGVs would visit

the site per day. The applicant has submitted vehicular swept path for HGVs, which include a

300mm error margin. In terms of residential deliveries these are also proposed to take place

on-site (not on Kempshott Road), and the scheme includes a storage area behind the self-

storage facility reception to allow deliveries to be stored pending collection by residents. The

Council’s transport officer has advised that the proposed arrangements for deliveries are

considered to be acceptable subject to securing a delivery and service management plan

through a condition.

The draft Travel Plan submitted has been reviewed by the Council’s transport Officer and is

considered acceptable. A clause in the Section 106 Agreement is required to secure the final

version for the proposed land uses, together with a financial contribution of £3,000 for

monitoring.

Policy Q12 requires adequate refuse and recycling storage to be provided for all development

and sets out various expectations necessary to protect visual and residential amenity and

public health. Policy EN7 requires on-site waste management facilities to be incorporated into

all major development proposals unless it is demonstrated that provision is not viable or the

location renders the site unsuitable for such facilities. Refuse collection and recycling plans

have been submitted for the Development, these include swept path for the service vehicles

which suitably demonstrated refuse vehicles can manoeuvre around the site when making

collections for the commercial uses. The residential units would have refuse stores facing

onto Streatham High Road and Kempshott Road, which is considered acceptable by the

council’s environmental support officer. Furthermore, the applicants have confirmed that the

refuse storage bins for all uses within the new development would comply with Lambeth’s

policy for the size of the storage bins and collection distances.

11 OTHER KEY PLANNING CONSIDERATIONS

11.1 Sustainable design and construction

The Mayor’s vision is for London to become “a world leader in improving the environment

locally and globally, taking the lead in tackling climate change, reducing pollution, developing

a low carbon economy and consuming fewer resources and using them more effectively”.

LLP Policy EN4 requires development to meet the highest standards of sustainable design

and construction feasible, relating to the scale, nature and form of the proposal. The LLP also

requires major non-residential development to accord with BREEAM requirements, where at

least BREEAM ‘Excellent’ should be achieved, unless it is demonstrated that it is not

technically feasible or viable to do so, in which case proposals should achieve a ‘Very Good’

rating with a minimum score of 63%.

London Plan Policy 5.2 states that development proposals should make the fullest

contributions to minimising carbon dioxide emissions in accordance with the following

energy hierarchy:

Be lean: use less energy

Be clean: supply energy efficiently

Be green: use renewable energy

The requirements of London Plan Policy 5.2 are that the residential areas should achieve zero

carbon, and where this is not possible, 35% should be achieved on site with the remainder

accounted for with a carbon off-set payment. Commercial areas are required to achieve a

reduction of 35%. The residential element of the Development is anticipated to achieve

between a 44% and 55% reduction in carbon dioxide emissions, whilst the commercial area

would achieve a 53% reduction in carbon dioxide emissions. The applicant has demonstrated

that all opportunities to reduce carbon dioxide have been maximised through such measures

as photovoltaic solar panels and using a Combined Heat and Power (CHP) system. In terms

of the commercial areas, it is understood that mechanical ventilation may be required to

prevent overheating. A condition is required for further details of this.

A carbon offset financial contribution is required to take account of the deficit in carbon dioxide

reductions below the London Plan targets. This is calculated on the basis of £60 per tonne of

additional emissions over a 30 year period. The total carbon offset financial contribution has

been calculated at £80,271.00. This would be secured through the Section 106 Agreement.

Subject to this and subject to the Development being constructed in accordance with the

submitted Energy Strategy, the application is considered acceptable in this respect.

The BREEAM pre-assessment indicates that the commercial parts of the building would

achieve an ‘Excellent’ rating with an overall score of 71.08%, which is in accordance with

Policy EN4.

As required by London Plan Policy 5.15, all new residential developments are required to

minimise the consumption of water to meet a target of 105 litres or less per head per day. It

has been outlined by the applicant how this would be achieved, but further details are

requested by condition to ensure that this policy target it met.

11.2 Air Quality

The applicant has not submitted air quality exposure and Air Quality Neutral assessments for

review. The London Plan requires that developers design schemes, so that they are at least

‘air quality neutral’, minimise the generation of air pollution and to minimise and mitigate

against increased exposure to poor air quality. The council’s environmental health advisors

have required that any planning approval is subject to a condition so that these London Plan

objectives can be met.

11.3 Flood Risk, Land Stability and Drainage

The Site is located within Environment Agency Flood Zone 1, which in itself is considered to

have a low risk of fluvial flooding. LLP Policy EN5 seeks to steer development towards areas

of lowest flood risk and to ensure that development does not increase flood risk and where

possible reduces flood risk for all forms of flooding. Furthermore, LLP Policy EN6 requires

that sustainable drainage systems (SuDS) are incorporated in development proposals to

mitigate and enhance the development’s impact on flood risk, water quality and

habitat/amenity value.

Given all of the proposed residential accommodation would be situated above ground floor

level and given the location of the Site in Flood Zone 1, it is considered that the Development

would not have an unacceptable risk to flooding. In making this conclusion it is noted that the

proposals would not result in an increase in impermeable areas but would in fact introduce

measures to collect rainwater such as green roofs and soft landscaping as detailed in the

submitted Drainage Statement.

The Environment Agency have provided comments and whilst no objections have been

raised, it has been requested that a condition be added requiring a piling method statement

to be submitted for approval. This is required to prevent any damage to underground sewer

infrastructure.

In accordance with paragraph 121 of the NPPF it is necessary to have regard to the suitability

of the site for the Development in terms of ground conditions and land instability. An

assessment was provided with regard to land stability and following the recommendations of

the Council’s Building Control department, the application is considered acceptable in this

respect.

Given the above assessment, the application is considered acceptable with regard to flood

risk and land stability. However given the size and scale of the proposed basement, officers

are recommending a pre-commencement condition that requires no development shall take

place until a scheme of detailed investigation of the hydrogeological environment written by a

suitably qualified scientific and authoritative person (which is what the statutory guidance

states) and a scheme to deal with the risks associated with the hydrogeological setting of the

site and the proposed development be submitted to and approved by the local planning

authority.

The council’s environmental health advisor considers that the planning authority should

instruct their own authoritative advisor (Structural Engineer) to ensure that the risk of

movement from the excavation is controlled. A movement monitoring scheme needs to be

developed including trigger levels which would need to be reviewed by an agreed third party

structural engineering. This will be secured through the Section 106 Agreement.

11.4 Landscaping, Ecology and Biodiversity

LLP Policy EN1 relating to open space and biodiversity seeks to protect, enhance, create or

manage nature conservation and biodiversity interest.

At this stage external landscaping plans (both soft and hard) for the application site are limited

and officers would require more detail at a later stage to be secured by condition. The

applicant must ensure all soft external landscaping is of a high quality and its maintenance is

sufficiently robust, with detailed design and planting specifications supported by maintenance

schedules. This is particularly important in terms of ‘softening up’ the new built structures and

providing access to green space for residents and visitors, which needs careful design,

creation and maintenance to ensure that they do not become a future problem or are

inappropriately used or managed.

The proposal is unlikely to affect any statutorily protected sites or landscapes and therefore

has no objection in this respect. Officers have encouraged the incorporation of green

infrastructure including improved flood risk management, provision of accessible green space

and biodiversity enhancement. The Development must also include landscaping features that

have high ecological value, for areas of green roof – or alternative features - which are of high

biodiversity value on or within the development. However, it is essential that their design,

construction, planting and subsequent maintenance are of the required standard to deliver

benefit to wildlife such as birds (especially black redstarts); these standards would be secured

by subsequent condition.

The design of the scheme would incorporate ‘green roofs’. However, officers will require more

detailed information as to not only the net area of green roof that will be provided as part of

the final development but also the type(s) of green roof, their composition and how they will

be maintained. Officers strongly support the inclusion of areas of green roof on the proposed

new buildings as well as on other buildings in the amenity space in the centre of the site, and

for a significant proportion of these roofs and the net area to be biodiverse (‘brown’) roofs

which have a higher biodiversity value that standard sedum roofs.

11.5 Archaeology

The site is located within an Archaeological Priority Area. London Plan Policy 7.8 and Local

Plan Policy Q23 are relevant to the archaeological priority zone designation at the site. The

policies require the preservation, protection, safeguarding and enhancement of

archaeological monuments, remains and their settings in development, seeking a public

display and interpretation where appropriate. Proper investigation and recording should also

be undertaken as an integral part of a development programme. Historic England

(Archaeology) has advised that they have no objection to the proposal, and based on the

information provided by the applicants, are not requiring any planning conditions.

11.6 Land Contamination

LLP Policy EN4 requires adequate remedial treatment of any contaminated land before

development can commence. The development site comprises former warehousing and

garage uses. An intrusive site investigation has been undertaken previously and is referred

to in the structural engineer’s report and the Ground Movement and Hydrogeological Impact

Assessment. The previous investigation identified issues of heavy metal and hydrocarbon

contamination at the site. One underground fuel storage tank was removed but others may

be present.

The structural engineers report considers that this geo-environmental report should be fully

updated. The CEMP also identifies that the site may be contaminated and further testing may

be required.

To ensure these recommendations are implemented and any potential risk from

contamination is mitigated, conditions relating land contamination are proposed requiring:

A site investigation scheme with results and findings, a detailed risk assessment, an

options appraisal and remediation strategy; and

The submission of a verification report demonstrating completion of the remediation works.

11.7 Secured by Design

All new development is required to minimise the risks of opportunistic crime, anti-social

behaviour and fear of crime, in accordance with London Plan Policy 7.3 and LLP Policy Q3.

The scheme proposes a mix of commercial and residential land uses which therefore gives

rise to a whole host of issues.

It is anticipated that the access and parking area would be secured outside of operating hours

with a full height gate at either end. There would also be a number of opportunities when

inside the buildings and the basement levels to gain access between the different uses of the

Development, which could compromise the security of those occupants. Security doors would

be required in a number of areas to ensure this is acceptably managed both during the day-

to-day usage of the building and also during fire emergencies.

The Metropolitan Police (Secure By Design) officer have advised that the development would

be acceptable subject to a condition requiring appropriate measures to be incorporated, in

line with the requirements of BREEAM ‘Excellent’.

12 PLANNING OBLIGATIONS

12.1 Section 106

Local Plan Policy D4 specifies when Section 106 planning obligations will be sought from

development proposals. This includes funding local improvements to mitigate the impact of

the development in accordance with the draft revised S106 planning obligations SPD (July

2013) and Planning Obligations SPD (Updated April 2012).

In accordance with Policy D4, officers have discussed with the applicant the need for planning

obligations. The final package of obligations reflects current circumstances and the individual

facts of the Development. The draft heads of terms for the planning obligation have been

agreed with the applicant and these are set out below. These are considered necessary to

make the development acceptable.

Affordable Housing

- Clawback mechanism to ensure the BTR units remain as rental units for a period of 15

years. Should any unit revert to build for sale a cash-in-lieu payment to the Council shall

be paid.

- Securing the following affordable housing: 4 x 2-bed units at LHA rent level, 6 x 3-bed units

at rent level equivalent to social rent (as per the offer of 4th July), 3 x 1-bed units as

discounted market rent (DMR), with 30% discount from market rent levels.

- Secure a management strategy for the affordable units in terms of tenancy

arrangements, service charges and nomination.

- A review mechanism to be carried out at either or both of the following points:

- If construction works (excluding demolition) has not commenced within 24 months

of the date of the permission; and

- At the occupation of no more than 75% of the market units.

Any financial contribution arising (in-lieu of providing additional affordable housing on-site)

from a review of viability would be capped to the policy requirement to provide 40%

affordable housing, with the surplus split between the developer (20%) and the Council

(80%).

Transport and Movement

- Prevention of issuing parking permits should the surrounding streets be designed as a

CPZ in the future;

- Travel Plan monitoring fee £3,000.00;

- Details of car club bay and payment of £10,000 for one on-street car club bay;

- Free membership for one resident of each flat for a period of 3 years;

- Electric vehicle charging points.

Employment, Skills, Training and Labor

- Constructing the commercial accommodation to ‘turn-key’ standard

- Securing a Local Labour in Construction financial obligation of £58,315.00 (£2,500 per £1

million construction costs of £23,326,000).

- Securing employment and training opportunities including apprenticeships, procurement,

training and brokerage arrangements, both through the construction phase of the

development and in the end use of the building.

Sustainability

- Carbon off-set contribution of £80,370.77

Basement Construction/Excavation

- An engineering/movement assessment is undertaken and submitted to LPA for approval by

an authoritative advisor (Structural Engineer) appointed by the LPA to review. Cost of

independent consultant review to be covered by applicant.

- Details shall be submitted to LPA for approval by an authoritative advisor appointed by the

LPA to review (cost of independent consultant review to be covered by applicant) showing

how the waste transfer unit has been suitably designed to minimise the breakout of noise

and vibration through the building fabric and transmission of noise and vibration through

walls into adjoining units. These details shall be accompanied by a noise and vibration

assessment.

Other

- Monitoring fee of £7,434.28 (5% of total financial contributions of £148,685.77).

12.2 CIL contribution

If the application is approved and the development is implemented, a liability to pay the

Lambeth and Mayoral Community Infrastructure Levy (CIL) will arise. The Council’s CIL Team

will confirm with the applicant the required CIL payment following the granting of planning

permission, however there is anticipated to be a Lambeth CIL liability of £311,650 and a

Mayoral CIL liability of £522,445. Please note these figures do not include indexation and do

not account for the social housing relief that would be available.

Allocation of CIL monies to particular infrastructure projects is not a matter for consideration

in the determination of planning applications. Separate governance arrangements are being

put in place for Borough Infrastructure needs, and locally through the Cooperative Local

Investment Plan initiative.

13 CONCLUSIONS

The application proposes a mixed-use scheme, comprising a self-storage facility, offices, and

63 build to rent residential units. The application has been subject to detailed pre-application

discussions through the Council’s Planning Performance Agreement (PPA) process.

Proposals for the Site were presented to the Council’s Strategic Panel in April 2016. The

current application was presented at PAC Members Technical Briefing on 7 August 2017.

The scheme is considered to maximise the provision of the existing commercial floorspace in

the context of providing a mixed-use redevelopment of the Site. It would also provide

employment opportunities for the local area through the provision of a self-storage facility and

some good quality office space for small and medium enterprises (SMEs). Furthermore, the

scheme would provide employment and training benefits for local people during the

construction phase of the Development and in the end use of the site.

The Development would provide a high quality residential environment for all future occupiers

and would contribute to meeting Lambeth’s and London’s housing targets. The proposed PRS

housing model is supported by the Mayor as it is seen to be meeting London's housing needs.

All of the new dwellings have been designed to meet relevant standards in terms of size,

layout, aspect and adaptability and also through the provision of communal and private

amenity space. All of the proposed units would achieve appropriate levels of outlook and

daylight and sunlight.

The viability of the Development has been assessed and independently verified, which

confirmed that the scheme would not be able to make contribution towards affordable

housing. The applicants have however made a business decision to offer 20% as affordable

homes (Discount Market Rent) – comprising 4 x 2-bed units at Local Housing Allowance

(LHA) rent level, 6 x 3-bed units at rent level equivalent to social rent and 3 x 1-bed units with

a 30% discount from market rent. A review mechanism would be secured by the council

through a legal clause to ensure that where a surplus occurs (up to a policy compliant level),

this would be payable to the Council in-lieu of an additional provision of on-site affordable

housing.

The two new buildings are considered to be appropriate in their siting, scale, form and detailed

design, noting that despite their additional height, they would integrate relatively well with the

adjacent buildings and would cause no harm to any of the surrounding heritage assets. The

proposals would ensure that levels of privacy and outlook of adjoining residential uses is

maintained. In terms of daylight and sunlight, the scheme is not considered to impact

unacceptably upon the amenity of neighbouring residential properties. The construction of the

three basement levels would not have a harmful impact on ground stability or flooding.

The Site is within a sustainable location with moderate public transport links. There is currently

no controlled parking zone (CPZ) in the local area. The surrounding streets are identified as

suffering from parking stress and the scheme was amended accordingly to provide additional

parking spaces at basement levels for the residential units and offices. The applicant has also

demonstrated that the proposed land uses can be serviced without having a detrimental

impact upon the function or safety of the surrounding highway network.

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

plan for the Borough. There are no material considerations of sufficient weight that would

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

approval of the scheme, subject to conditions and section 106 obligations in accordance with

the presumption in favour of sustainable development conferred upon Local Planning

Authorities by the National Planning Policy Framework (NPPF).

14 RECOMMENDATION

Resolve to grant conditional planning permission subject to the satisfactory completion of an

agreement pursuant to Section 106 of the Town and Country Planning Act 1990 as set out in

this report.

Agree to delegate authority of the Director of Planning and Development to:

Finalise the recommended conditions as set out in this report; and

Negotiate, agree and finalise the planning obligations as set out in this report pursuant to

Section 106 of the Town and Country Planning Act 1990.

Delegate authority to the Assistant Director of Planning and Development to refuse planning

permission in the event that the Section 106 Agreement is not completed by 31 October 2017

(or an alternative timeframe agree with the LPA) on the grounds that the development would

have an unacceptable impact on – affordable housing; transport and highways; sustainability

and local labour in construction.

In the event that the committee resolves to refuse planning permission and there is a

subsequent appeal, delegated authority is given to Officers, having regard to the heads of

terms set out in the report, to negotiate and complete a Section 106 Agreement in order to

meet the requirements of the Planning Inspector.

15 PLANNING CONDITIONS AND INFORMATIVES

Standard Conditions

1. Commencement Date

The development to which this permission relates must be begun no later than three years from the

date of this decision notice.

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

1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

2. Approved Plans

The development hereby permitted shall be carried out in accordance with the approved plans listed

in this notice, other than where those details are altered pursuant to the requirements of the

conditions of this planning permission.

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

Environmental Mitigation

3. Construction and Environmental Method Plan

The development hereby approved shall not commence until a Construction and Environmental

Management Plan (CEMP) has been submitted to and approved in writing by the local planning

authority. The CEMP shall include details of the following relevant measures:

i. An introduction consisting of construction phase environmental management plan, definitions and

abbreviations and project description and location;

ii. A description of management responsibilities;

iii. A description of the construction programme which identifies activities likely to cause high levels

of noise or dust;

iv. Site working hours and a named person for residents to contact;

v. Detailed Site logistics arrangements;

vi. Details regarding parking, deliveries, and storage;

vii. Details regarding dust and noise mitigation measures to be deployed including identification of

sensitive receptors and ongoing monitoring;

viii. Details of the hours of works and other measures to mitigate the impact of construction on the

amenity of the area and safety of the highway network; and

ix. Communication procedures with the LBL and local community regarding key construction issues

– newsletters, fliers etc.

The construction shall thereafter be carried out in accordance with the details and measures

approved in the CEMP for the related phase, unless the written consent of the

Local Planning Authority is received for any variation.

Reason: This is required prior to construction to avoid hazard and obstruction being caused to users

of the public highway and to safeguard residential amenity during the whole of the construction

period (Policies T6 and Q2 of the Lambeth Local Plan 2015).

4. Ground Contamination

No demolition or development shall commence until the following components of a scheme to deal

with the risks associated with contamination of the site have been submitted to and approved in

writing by the Local Planning Authority:

i) A site investigation scheme, based on previous findings to provide information for a detailed

assessment of the risk to all receptors that may be affected, including those off-site;

ii) The site investigation results and the detailed risk assessment resulting from i);

iii) An options appraisal and remediation strategy giving full details of the remediation measures

required and how they are to be undertaken;

iv) A verification plan providing details of the data that will be collected in order to demonstrate that

the works set out in iii) are complete and identifying any requirements for longer-term monitoring of

pollutant linkages, maintenance and arrangements for contingency action.

The development shall thereafter be implemented in accordance with the details and measures

approved.

Prior to occupation of any part of the development or in accordance with a time table submitted to

and agreed in writing with the planning authority, verification report(s) demonstrating completion of

the works set out in the approved remediation strategy and the effectiveness of the remediation

shall be submitted to and approved in writing by the Local Planning Authority. The report shall

include results of sampling and monitoring carried out in accordance with the approved verification

plan to demonstrate that the site remediation criteria have been met. It shall also include any plan

(a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages,

maintenance and arrangements for contingency action, as identified in the verification plan, and for

the reporting of this to the Local Planning Authority.

If, during development, contamination not previously identified is found to be present at the site

then no further development shall be carried out until the developer has submitted, and obtained

written approval from the Local Planning Authority for, an amendment to the remediation strategy

detailing how this unsuspected contamination will be dealt with.

Reason: Development must not commence before this condition is discharged to safeguard future

users or occupiers of this site and the wider environment from irreversible risks associated with the

contaminants which are present by ensuring that the contaminated land is properly treated and

made safe before development. Depending on the outcome of any ground investigation and

subsequent risk assessment, it may be necessary for remediation to be carried out. If this is the

case, it will be necessary to demonstrate that any work has been carried out effectively and the

environmental risks have been satisfactorily managed (Policies 5.21 of the London Plan and EN4

of the Lambeth Local Plan 2015).

5. Basement – Hydrogeology

No development shall take place until a scheme of detailed investigation of the hydrogeological

environment written by a scientific and authoritative person has been submitted to and approved in

writing by the Local Planning Authority. The scheme shall include:

i) A detailed conceptual model including cross sectional drawings for each face of the basement(s)

to be constructed

ii) A site investigation scheme, to specifically assess the ground water environment and provide

data to predict and assess the potential impacts of the proposed basement construction hereby

approved.

Reason: Development must not commence before this conditions is discharged to avoid hazard in

relation to land instability and increased flood risk caused by the basement excavation (Paragraph

121 of the National Planning Policy Framework 2012 and Policy EN5 of the Lambeth Local Plan

(2015)).

6. Basement – Hydrogeology (Part II)

Unless otherwise agreed in writing by the local planning authority no development other than

demolition shall commence until the following components of a scheme to deal with the risks

associated with the hydrogeological setting of the site and the proposed development have been

submitted to and approved in writing by the Local Planning Authority:

iii) a detailed assessment of the risk to all receptors that may be affected, including those off-site

iv) an options appraisal of the potential impacts and the remedies that might be available including

estimated cost

v) full details of the hydrogeological mitigation measures required and how they are to be

undertaken;

vi) demonstration of how cumulative and reasonable worse case effects have been considered;

vii) verification plan providing details of the data that will be collected in order to demonstrate that

the works set out in

v) are complete and identifying any requirements for longer-term monitoring, maintenance and

arrangements for contingency action.

All work shall be supervised by the agreed scientific and authoritative person in accordance with

the mechanisms and procedures specified in the approved verification plan and a comprehensive

non- technical summary document of the assessments provided and information submitted against

(iii) to (vii) of this condition. The scheme shall be implemented in accordance with the approved

details and mitigation measures, and they shall be permanently retained and maintained in working

order for the duration of the use and their operation.

Reason: Development must not commence before this conditions is discharged to avoid hazard in

relation to land instability and increased flood risk caused by the basement excavation (Paragraph

121 of the National Planning Policy Framework 2012 and Policy EN5 of the Lambeth Local Plan

(2015).

7. Construction machinery

No non-road mobile machinery (NRMM) shall be used on the site unless it is compliant with the

NRMM Low Emission Zone requirements (or any superseding requirements) and until it has been

registered for use on the site on the NRMM register (or any superseding register).

Reason: To ensure that air quality is not adversely affected by the development (London Plan Policy

7.14 and the Mayor’s SPG: The Control of Dust and Emissions During Construction and Demolition)

8. Air Quality Assessment

Prior to commencement of development an Air Quality Neutral Assessment must be undertaken

and submitted to the Local Planning Authority for approval. Where Air Quality Neutral benchmarks

cannot be met a scheme of mitigation must be submitted which includes on site mitigation that is

part of the proposed development and may also include offsetting away from the site. The details

as approved shall be implemented prior to occupation of the development and thereafter be

permanently retained.

Reason: To minimise increased exposure to existing poor air quality and make provision to address

local problems of air quality (particularly within AQMAs) (London Plan Policy 7.14)

9. Air Quality Mitigation

Prior to commencement of development a scheme of air quality protection and mitigation for the

proposed residential receptors facing Streatham High Road shall be submitted and approved in

writing by the Local Planning Authority. The scheme shall be implemented in accordance with the

approved details and shall be permanently retained and maintained in working order for the duration

of the use hereby approved.

Reason: To minimise increased exposure to existing poor air quality and make provision to address

local problems of air quality (particularly within AQMAs) (London Plan Policy 7.14).

10. Piling Method Statement

For each building, no impact piling or other penetrative foundation work shall take place until a

Piling Method Statement has been submitted to and approved in writing by the Local Planning

Authority. The Piling Method Statement shall include details of:

a) The depth and type of piling to be undertaken;

b) The methodology by which such piling will be carried out;

c) Measures to prevent and minimise the potential for damage to subsurface water infrastructure;

d) Measures to ensure there is no resultant unacceptable risk to groundwater as a result of the

work; and

e) The programme for the works. Any piling or other penetrative works must be undertaken in

accordance with the terms of the approved Piling Method Statement, unless the written consent of

the Local Planning Authority is received for any variation.

Reason: The information is required prior to any piling or other penetrative works commencing to

decrease and manage potential impact from piling or other penetrative works on nearby

underground water utility infrastructure, to ensure that any piling works would not unduly impact

upon the local underground sewerage utility infrastructure and in order to avoid adverse

environmental impact upon the community. (Policies EN5 and EN6 of Lambeth Local Plan 2015).

11. Plant layout

Prior to the commencement of building works above ground of the relevant part of the development,

full details (including elevational drawings) of any internal and external plant equipment and

trunking, including building services plant, ventilation and filtration equipment and commercial

kitchen exhaust ducting / ventilation, shall be submitted to and approved in writing by the Local

Planning Authority. All flues, ducting and other equipment shall be installed in accordance with the

approved details prior to the use commencing on site and shall thereafter be maintained in

accordance with the manufacturer's instructions.

To ensure that no nuisance or disturbance is caused to the detriment of the amenities of future

residential occupiers or of the area generally (Policy Q2 of the Lambeth Local Plan 2015).

12. Plant testing

The use hereby permitted, or the operation of any building services plant, shall not commence until

an assessment of the acoustic impact arising from the operation of all internally and externally

located plant has been submitted to and approved in writing by the Local Planning Authority. The

assessment of the acoustic impact shall be undertaken in accordance with BS 4142: 2014 (or

subsequent superseding equivalent) and current best practice, and shall include a scheme of

attenuation measures to ensure the rating level of noise emitted from the proposed building services

plant is 10dB less than background.

Reason: To protect the amenities of future residential occupiers and the surrounding area

(Policy Q2 of the Lambeth Local Plan 2015).

13. Environmental Noise Mitigation

Prior to the commencement of superstructure works, a scheme of noise and vibration attenuation

shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall

achieve the habitable room standard as detailed in BS8233:2014 with no relaxation for exceptional

circumstances and must include details of post construction validation. The approved noise and

vibration attenuation measures shall thereafter be retained and maintained in working order for the

duration of the use in accordance with the approved details.

Reason: To ensure that no nuisance or disturbance is caused to the detriment of the amenities of

future occupiers (Policy Q2 of Lambeth Local Plan 2015).

Design and Conservation

14. Detailed plans

Prior to the commencement of development above ground level and notwithstanding the details

shown on the drawings hereby approved, detailed construction drawings of all external elevations

(at scale 1:10) including the following items shall be submitted to and approved in writing by the

Local Planning Authority. The development shall not be carried out other than in accordance with

the approved details unless otherwise agreed in writing by the Local Planning Authority.

(a) Detailed elevations;

(b) Details of windows (including technical details, opening methods, elevations, reveal depths,

plans and cross sections);

(c) Details of terraces and balconies (including soffits), balustrades, privacy screens, planters and

storage;

(d) Details of lightwell enclosures (including cross sections)

(e) Details of entrances, canopies and doors (including technical details, elevations, surrounds,

reveal depths, plans and sections);

(f) Details of roof treatments, cills and parapets;

(g) Details of rainwater goods (including locations and fixings);

(h) Details of boundary treatments including external walls, fences and gates;

(i) Details of external furniture, lighting and ramps;

(j) Vents, extracts, flues and ducts;

The privacy screens and planters to terraces referred to under part (c) of the above shall be installed

prior to the occupation of the residential units hereby approved and retained as such for the duration

of the development.

Reason: To ensure that the external appearance of the building is satisfactory and to protect the

privacy of adjoining occupiers (Policies Q2, Q5 and Q7 of the Lambeth Local Plan 2015).

15. Materials

No above ground development of the building shall take place until a schedule of all materials to be

used in the external elevations, including samples and the invitation to view a brick sample panel

with pointing on site, shall be submitted and approved in writing by the Local Planning Authority.

The development shall not be carried out other than in accordance with the approved materials

unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the external appearance of the building is satisfactory (Policies Q5 and Q7


16. Plumbing

No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of buildings.

Reason: To ensure an appropriate standard of design (Policies Q6, Q8 and PN3 of the Lambeth

Local Plan 2015).

Amenity

17. Sound insulation

Prior to the commencement of building works above ground, a scheme of sound insulation and

vibration isolation for the residential units of each relevant block shall be submitted to and approved

in writing by the Local Planning Authority. The scheme shall achieve the habitable room standards

as detailed in BS8233:2014 with no relaxation for exceptional circumstances and must include

details of post construction validation. Thereafter the development shall be carried out in

accordance with the approved details and a separate validation report shall be submitted to and

approved in writing by the Local Planning Authority 3 months prior to occupation.


future occupiers (Policy Q2 of the Lambeth Local Plan 2015).

18. Plant Equipment

Prior to the commencement of building works above ground, full details of internal and external

plant equipment and trunking, including building services plant, ventilation and filtration equipment

and any exhaust ducting / ventilation, shall be submitted to and approved in writing by the Local

Planning Authority. All flues, ducting and other equipment shall be installed in accordance with the

approved details prior to the uses commencing on site and shall thereafter be maintained in

accordance with the manufacturer's instructions.


future residential occupiers or of the area generally (Policy Q2 of the Lambeth Local Plan 2015).

19. Environmental Noise Mitigation

Prior to the commencement of development a scheme of measures to ensure that all residential

units have access to amenity space within the development where noise levels do not exceed 55dB

LAEQ(16 hour) shall be submitted to and approved in writing by the Local Planning Authority. The

scheme shall include details of post construction validation. Thereafter the development shall be

carried out in accordance with the approved details and a separate validation report shall be

submitted to and approved in writing by the Local Planning Authority 3 months prior to occupation.

Reason: To protect the amenities of future residential occupiers and the surrounding area

(Policy Q2 of the Lambeth Local Plan 2015).

20. Hours of Operation

The self-storage B8 use hereby permitted shall not operate other than within the following times:

08:00 to 20:00 hours Mondays to Saturdays

10:00 to 18:00 hours on Sundays, Public Holidays and Bank Holidays

Reason: To protect the amenities of adjoining occupiers and the surrounding area (Policy Q2 of the

Lambeth Local Plan 2015)

21. Noise levels

Noise and vibration from any mechanical equipment or building services plant shall not exceed

the background noise level when measured outside the window of the nearest noise sensitive or

residential premises, when measured as a L90 dB(A) 1 hour.

Reason: To protect the amenities of future residential occupiers and the surrounding area (Policy

Q2 of the Lambeth Local Plan 2015).

22. Lighting

Prior to occupation of the development a lighting scheme must be submitted to and approved by

the Local Planning Authority, in accordance with the Institute of Lighting Professional’s (ILP)

Guidance notes for the reduction of obstructive light. The scheme must be designed by a suitably

qualified person in accordance with the recommendations for environmental zone E3 in the ILP

document “Guidance Notes for the Reduction of Obtrusive Light GN01:2011”. The development

shall thereafter be carried out in accordance with the approved details prior to the occupation of the

development hereby permitted.

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of

adjoining occupiers and of the area generally (Policy Q2 of the Lambeth Local Plan 2015).

23. Wheelchair units

At least ten per cent of the residential units hereby permitted shall be constructed to comply with

Part M4(3) of the Building Regulations. Any communal areas and accesses serving the M4(3)

compliant Wheelchair User Dwellings should also comply with Part M4(3). All other residential units,

communal areas and accesses hereby permitted shall be constructed to comply with Part M4(2) of

the Building Regulations.

Reason: To secure appropriate access for disabled people, older people and others with mobility

constraints (Policies 3.8 of the London Plan and Policy Q1 of the London Lambeth Local Plan 2015).

24. Permitted Development Rights

Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 1987 or the

Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any

orders revoking and re-enacting those orders with or without modification) the self-storage

floorspace located on the ground and basement floors shall not be used for any purpose other than

for purposes that fall within Classes B8 in the Schedule to the Town and Country Planning (Use

Classes) Order 1987.


adjoining occupiers or users of the area generally (Policy Q2 of the Lambeth Local Plan 2015).

Transport and Parking

25. Cycle Parking

Details of the provision to be made for cycle parking for the residential and commercial uses shall

be submitted to and approved in writing by the Local Planning Authority prior to the occupation of

the development hereby permitted. The cycle parking shall thereafter be implemented in full in

accordance with the approved details before the uses hereby permitted commences and shall

thereafter be retained solely for its designated use.

Reason: To ensure adequate cycle parking is available on site and to promote sustainable modes

of transport (Policies T1, T3 and Q13 of the Lambeth Local Plan 2015).

26. Travel Plan

A Travel Plan Statement for the residential units and a Travel Plan for the office use 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 Statement and Travel Plan shall

be implemented prior to the use 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 the site are appropriate and to limit the effects

of the increase in travel movements (London Plan 2016 Policies 6.3 and 6.13, and Policy T7 of the

Lambeth Local Plan 2015).

Environmental matters

27. Landscaping

Prior to the occupation of the development hereby permitted, a landscaping scheme shall be

submitted to and approved in writing by the Local Planning Authority. The development hereby

permitted shall be thereafter carried out in accordance with the approved details within 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, but notwithstanding this, all

structural planters shall be installed prior to the occupation of the development and retained as such

for the duration of the development hereby approved.

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 others of similar size and species, unless the Local Planning Authority gives written consent to

any variation.

All tree, shrub and hedge planting included within the above specification shall accord with

BS3936:1992, BS4043:1989 and BS4428:1989 (or subsequent superseding equivalent) and

current Arboricultural best practice. The submitted details are expected to demonstrate the

following:

a) The quantity, size, species, position and the proposed time of planting of all trees and shrubs to

be planted.

b) 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.

c) Specification of which shrubs and hedges to be planted that are intended to achieve a significant

size and presence in the landscape.

d) The type and location of paving materials.

e) Details of structural planters.

f) Type, location and target age users of external play space.

Reason: In order to ensure high quality hard and soft landscaping in and around the site in the

interests of the ecological value of the site and in the interests of visual amenity, and in order to

ensure adequate children’s play space facilities (Policies H5, Q2, Q9 and Q10 of the Lambeth Local

Plan 2015).

28. Landscaping Maintenance Programme

Prior to the occupation of the development, a schedule of landscape maintenance for a minimum

period of 5 years shall be submitted to and approved in writing by the Local Planning Authority.

The schedule shall include details of who will implement the schedule. The maintenance of the

landscaping, shall thereafter be carried out in accordance with the approved schedule, unless the

written consent of the Local Planning Authority is received for any variation.

Reason: To ensure the satisfactory layout of the site in the interests of safety, visual amenity and

biodiversity and to safeguard the character and appearance of the area in general (Policy Q9 of

the Lambeth Local Plan).

29. Drainage

No development approved by this permission shall be commenced until a detailed scheme for the

provision of surface water drainage has been submitted to and approved in writing by the Local

Planning Authority. The submitted details shall:

I. Provide confirmation that the post-development runoff rate will be as close to greenfield

runoff as feasible and that a 1 in 100 year event + 40% climate change event (based on

Environment Agency February 2016 guidance) can be safely accommodated in the site.

II. Provide an indication of the required plan area to accommodate the proposed Sustainable

Urban Drainage Systems (SuDS) features, demonstrating sufficient buffer distance between

the below ground SuDS and the basement / foundations;

III. Provide written confirmation from Thames Water that the site has an agreed point of

discharge and discharge rate; and,

IV. Provide a management and maintenance plan for the lifetime of the development.

Reason: To ensure that sufficient drainage capacity is made available to cope with the new

development; and in order to avoid adverse environmental impact upon the community. (Policies

EN4, EN5 and EN6 of the Lambeth Local Plan 2015).

30. Green roofs

Prior to the commencement of building works above ground full details of an extensive green roof

which shall be compliant with GRO Green Roof Code 2011 has been submitted to and approved in

writing by the Local Planning Authority prior to the implementation of the relevant part of the

development hereby approved.

The submission must provide/comprise the following information:

a) Details on materials used in the design, construction and installation of the green roof

based on the Green Roof Code and the use of biodiversity based extensive/semi-intensive soils;

b) Details on substrate and plants used in the green roof, based on a commercial brick-

based aggregate or equivalent with a varied substrate depth of 80 -150mm planted with 50%

locally native herbs/wildflowers in addition to a variety of sedum species;

c) Details on additional features to the proposed green roof, such as areas of bare shingle,

areas of sand for burrowing invertebrates and individual logs or log piles.

d) An ecological management and maintenance plan including landscape features and a

cross section of the green roof.

The development shall be carried out strictly in accordance with the green roof details approved,

shall be maintained as such thereafter and no alterations to the approved scheme shall be permitted

without the prior written consent of the Local Planning Authority.

Prior to first occupation of the building(s) evidence that the green roof has been installed in

accordance with the approved details should be submitted to and approved by the Local Planning

Authority prior to first occupation.

Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of

the Lambeth Local Plan 2015).

31. Water consumption

Within three months of work starting on site evidence (internal water calculations) must be

submitted to the Local Planning Authority and approved in writing that the internal water

consumption of the development will not exceed 105 L/person/day in line with The Water Efficiency

Calculator for new dwellings from the Department of Communities and Local Government.

Prior to first occupation of the building(s) evidence (schedule of fittings

and manufacturer's literature) should be submitted to the Local Planning Authority and approved in

writing to show that the development has been constructed in accordance with the approved

internal water use calculations.

Reason: To reduce the consumption of potable water in the home from all sources, including

borehole well water, through the use of water efficient fittings, appliances and water recycling

systems in accordance with London Plan Policy 5.15.

32. BREEAM

Within three months of work starting on site a BREEAM UK New Construction 2014 Fully Fitted or

Shell and Core (or such equivalent standard that replaces this) Design Stage certificate and

summary score sheet must be submitted to and approved in writing by the Local Planning Authority

to show that an ‘Excellent’ (minimum score 70) rating will be achieved.

Prior to first occupation of the building(s) a BREEAM UK New Construction 2014 Fully Fitted or

Shell and Core (or such equivalent standard that replaces this) Post Construction Review certificate

and summary score sheet must be submitted to and approved in writing by the Local Planning

Authority to show that an ‘Excellent’ (minimum score 70) rating has been achieved. All the measures

integrated shall be retained for as long as the development is in existence.

Where the BREEAM UK New Construction 2014 certification was Shell and Core, prior to

commencement of the fit-out of the building, unless otherwise agreed in writing, a BREEAM

Refurbishment and Fit-out (Parts 3 and 4) 2014 (or such equivalent standard that replaces this)

Design Stage Certificate, and summary score sheet must be submitted, by the fit-out contractor,

and approved in writing by the Local Planning Authority to show that a ‘Excellent’ (minimum score

70) rating will be achieved.

Where the BREEAM UK New Construction 2014 certification was Shell and Core, within 3 months

of first occupation a BREEAM Refurbishment and Fit-out (Parts 3 and 4) 2014 (or such equivalent

standard that replaces this) Post-Construction Review Certificate and summary score sheet must

be submitted, by the fit-out contractor, and approved in writing by the Local Planning Authority to

demonstrate that an Excellent (minimum score 70) rating has been achieved. All the measures

integrated shall be retained for as long as the development is in existence.

Reason: To ensure that the development has an acceptable level of sustainability (Policy EN4 of

the Lambeth Local Plan 2015).

33. PV Panels

The development shall be implemented in accordance with the approved Energy Strategy and shall

not be occupied until details of the proposed solar PV array has been submitted to and approved

in writing by the Local Planning Authority. The PV panelling shall be installed in accordance with

the approved details and retained as such for the duration of the use.

Reason: To ensure that the development makes the fullest contribution to minimising carbon

dioxide emissions in accordance with London Plan 2016 Policy 5.2 and Lambeth Local Plan 2015

Policy EN3.

34. Energy

The development shall be implemented in accordance with the approved Energy Strategy and shall

not be occupied until full Design Stage calculations under the Standard Assessment Procedure/

National Calculation Method have been submitted to and approved in writing by the Local Planning

Authority to show that the development will be constructed in accordance with the approved Energy

Strategy and achieve a 35% reduction in carbon dioxide emissions.

Prior to first occupation of the building(s) evidence (e.g. photographs, installation contracts and as-

built certificates under the Standard Assessment Procedure/National Calculation Method) shall be

submitted to the Local Planning Authority and approved in writing to show that the development

has been constructed in accordance with approved Energy Strategy and achieved a 35% reduction

in carbon dioxide emissions.

Reason: To ensure that the development makes the fullest contribution to minimising carbon

dioxide emissions. (London Plan 2016 Policy 5.2 and Lambeth Local Plan 2015 Policy EN3).

Site Maintenance and Management

35. Delivery and Servicing

Prior to the use of the self-storage facility commencing, a Delivery and Servicing Management Plan

shall be submitted to and approved in writing by the Local Planning Authority. Thereafter all

deliveries and servicing to/from the relevant part of the development shall only occur in accordance

with the approved Delivery and Service Management Plan, unless the written consent of the Local

Planning Authority is received for any variation.

Reason: To minimise danger, obstruction, and inconvenience to users of the highway (Policies T6

and T8 of the Lambeth Local Plan 2015).

36. Crime Prevention

Prior to the commencement of building works above ground, a Crime Prevention Strategy including

a Security Management Plan shall be submitted to and approved in writing by the Local Planning

Authority. The submitted details need to include the following:

a) A summary of known crime risks in the area;

b) Details of how the development has mitigated known crime risks in the area; and

c) Detail of how the development seeks to achieve 'Secured by Design Standards', including details

of a CCTV scheme, external security, street lighting and landscaping.

The use shall thereafter be operated in accordance with the approved details, unless the written

consent of the Local Planning Authority is received for any variation.

Reason: To ensure that the development maintains and enhances community safety. (Policy Q3


37. Secure by Design

The development, including a CCTV scheme, external security, street lighting and landscaping,

shall be constructed and operated thereafter to ‘Secured by Design Standards’. A certificate of

accreditation to Secured by Design Standards shall be submitted to the Local Planning Authority

for approval in writing prior to the occupation of each building.

Reason: To ensure that satisfactory attention is given to security and community safety (Policy Q3


Informatives

1) This decision letter does not convey an approval or consent which may be required under any

enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning

Act 1990.

2) Your attention is drawn to the provisions of the Building Regulations, and related legislation which

must be complied with to the satisfaction of the Council's Building Control Officer.

3) You are advised to consult the Council's Environmental Health Division concerning compliance

with any requirements under the Housing, Food, Safety and Public Health and Environmental

Protection Acts and any by-laws or regulations made there under.

4) Your attention is drawn to the provisions of The Party Wall Act 1996 in relation to the rights of

adjoining owners regarding party walls etc. These rights are a matter for civil enforcement and

you may wish to consult a surveyor or architect.

5) You are advised of the necessity to consult the Council's Streetcare team within the Public

Protection Division with regard to the provision of refuse storage and collection facilities.

6) 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.

7) You are advised that this permission does not authorise the display of illuminated advertisements

at the premises and separate consent may be required from the Local Planning Authority under

the Town and Country Planning (Control of Advertisements) Regulations 1992.

8) As soon as building work starts on the development, you must contact the Street Naming and

Numbering Officer if you need to do the following:

- name a new street

- name a new or existing building

- apply new street numbers to a new or existing building

This will ensure that any changes are agreed with Lambeth Council before use, in accordance

with the London Buildings Acts (Amendment) Act 1939 and the Local Government Act 1985.

Although it is not essential, we also advise you to contact the Street Naming and Numbering

Officer before applying new names or numbers to internal flats or units. Contact details are listed

below. Street Naming and Numbering Officer

e-mail: [email protected]

tel: 020 7926 2283

fax: 020 7926 9104

9) For information on the NRMM Low Emission Zone requirements and to register

NRMM, please visit “http://nrmm.london/”.

Background documents – Case file (this can be accessed via the planning Advice Desk,

Telephone 020 7 926 1180).

For advice on how to make further written submissions or to register to speak on this item,

please contact Democratic Services, 020 796 2170 or email.