ADDRESS: 363-365 Clapham Road London SW9 9BT
Application Number: 16/01229/FUL
Case Officer: Greg Woodford
Ward: Larkhall
Date Received: 25th February 2016
Proposal:
Demolition of 365 Clapham Road including warehouse structure to the rear. Demolition of
warehouse structure and later northern wing of 363 Clapham Road. Refurbishment of Listed
Building and conversion to 1 x 1 bed, 1 x 2 bed and 1 x 3 Bed flats, together with a mansard
roof extension to 363 Clapham Road.
Erection of replacement buildings to either side of the retained listed building at 363
Clapham Road, to comprise lower ground, ground and two upper floors, and third floor in a
mansard form, to provide a further 2 x 1 bed, 3 x 2 bed, 2 x 3 bed residential units.
Erection of new building to the rear of 363-365 comprising part four storey, part three storey
plus lower ground floor level, with B1 office space (1478 sqm GIA) provided at ground floor
and lower ground floor level, together with associated plant. Upper floors to comprise 6 x 1
bed, 10 x 2 bed, and 2 x 3 bed flats. New court yard between the two buildings, to provide
communal residential amenity and play space.
New landscaping, to front courtyard together with associated bin stores, cycle parking, and
car parking. (Town Planning and Listed Building consent ref: 16/01230/LB received).
Drawing numbers:
(00)_099revP01; (00)_100revP01; (00)_101revP01; (00)_102revP01;
(00)_200revP01; (00)_201revP01; (00)_010revP01; (20)_010revP01;
(20)_100revP03; (20)_101revP04; (20)_102revP04; (20)_103revP03;
(20)_154revD02; (20)_200revP02; (20)_201revP03; (20)_202revP02;
(20)_210revD01; (20)_211revD01; and (20)_212revD01.
(00)_105revP01;
(20)_099revP02;
(20)_104revP03;
(20)_203revP01;
Documents:
Design and Access Statement, CJCT, March 2016;
Planning Statement, Montagu Evans, February 2016;
Viability Assessment, Frank Knight, 25 February 2016;
Air Quality Assessment, XCO2 Energy, February 2016;
Archaeological Desk Based Assessment, Archaeology Collective, February 2016;
BREEAM 2014 Pre-Assessment, BBS, February 2016;
Energy Statement (Issue 4), BBS, April 2016;
Landscape Statement, Landscape Collective, February 2016;
Noise Impact Assessment, Acoustics Plus, 22/02/2016;
Statement of Community Involvement, Cascade, February 2016;
Transport Statement, i-Transport, 24 February 2016;
Acoustic Assessment, Acoustics Plus, 22/02/2016;
Basement Impact Assessment, RJC Structural Design, February 2016;
Demolition Strategy, RJC Structural Design, February 2016;
Drainage Strategy, RJC Structural Design, February 2016;
Heritage Statement, Montagu Evans, March 2016;
Lighting Design Proposal, iGuzzini, undated;
Employment Land Supporting Statement; Montagu Evans, February 2016;
Proposed Scheme Daylight, Sunlight and Overshadowing Assessment, XCO2, March 2016;
Arboricultural Method Statement, Implications Assessment and Tree Protection Report,
Honey Arboricultural Consultancy, 6th May 2016; and
Daylight, Sunlight and Overshadowing Assessment, XCO2, May 2016;
RECOMMENDATION:
Resolve to grant conditional planning permission.
Agree to delegate authority to the Director of Planning and Development to:
1. Finalise the recommended conditions as set out in this report including such refinements,
amendments, additions and/or deletions as the Director of Planning and Development
considers reasonably necessary;
2. Negotiate, agree and finalise the planning obligations pursuant to section 106 of the
Town and Country Planning Act 1990, including refining, adding to, amending and/or
deleting the obligations detailed in the heads of terms as the Director of Planning and
Development considers reasonably necessary; and
3. Complete the planning obligations referred to above.
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.
Associated Application: Application for Listed Building Consent
Application Number: 16/01230/LB
Proposal:
Demolition of 365 Clapham Road including warehouse structure to the rear. Demolition of
warehouse structure and later northern wing of 363 Clapham Road. Refurbishment of
Listed Building and conversion to 1 x 1 bed, 1 x 2 bed and 1 x 3 Bed flats, together with a
mansard roof extension to 363 Clapham Road.
Erection of replacement buildings to either side of the retained listed building at 363
Clapham Road, to comprise lower ground, ground and two upper floors, and third floor in
a mansard form, to provide a further 2 x 1 bed, 3 x 2 bed, 2 x 3 bed residential units.
Erection of new building to the rear of 363-365 comprising part four storey, part three
storey plus lower ground floor level, with B1 office space (1478 sqm GIA) provided at
ground floor and lower ground floor level, together with associated plant. Upper floors to
comprise 6 x 1 bed, 10 x 2 bed, and 2 x 3 bed flats. New court yard between the two
buildings, to provide communal residential amenity and play space.
New landscaping, to front courtyard together with associated bin stores, cycle parking,
and car parking. (Town Planning ref:16/01229/FUL and Listed Building consent received).
Drawing numbers:
(00)_099revP01; (00)_100revP01; (00)_101revP01; (00)_102revP01;
(00)_200revP01; (00)_201revP01; (00)_010revP01; (20)_010revP01;
(20)_100revP03; (20)_101revP04; (20)_102revP04; (20)_103revP03;
(20)_154revD02; (20)_200revP02; (20)_201revP03; (20)_202revP02;
(20)_210revD01; (20)_211revD01; and (20)_212revD01.
(00)_105revP01;
(20)_099revP02;
(20)_104revP03;
(20)_203revP01;
Documents:
Design and Access Statement, CJCT, March 2016;
Planning Statement, Montagu Evans, February 2016;
Archaeological Desk Based Assessment, Archaeology Collective, February 2016;
Basement Impact Assessment, RJC Structural Design, February 2016;
Demolition Strategy, RJC Structural Design, February 2016;
Heritage Statement, Montagu Evans, March 2016;
RECOMMENDATION:
Resolve to grant Listed Building Consent.
Agree to delegate authority to the Director of Planning and Development to finalise the
recommended conditions as set out in this report including such refinements,
amendments, additions and/or deletions as the Director of Planning and Development
considers reasonably necessary.
Applicant: Cherwell (Clapham Road)
Ltd
Agent: Montagu Evans
SITE DESIGNATIONS
Relevant site designations:
Conservation Area
Flood Risk Zone level
LB Grade
Yes – Clapham Road Conservation Area (CA33)
No.1
363 Clapham Road – Grade II Listed Building
LAND USE DETAILS
Site area
0.23 Hectares
Existing
Proposed
Use Class
Use Description
B2
Sui Generis
B1
C3
General Industrial
Car Hire
Office
Residential
Floorspace
(Gross External Area)
Approximately 1,192sqm
Approximately 1,200sqm
1,478sqm
2,513sqm
RESIDENTIAL DETAILS
Residential Type
Existing
Proposed
Private flats
Affordable rented flats
Intermediate flats
Private flats
Affordable rented flats
Intermediate flats
PARKING DETAILS
No. of bedrooms per unit
1
2
3
4
5+
0
0
0
0
0
0
Not applicable
6
0
3
11
0
3
5
0
0
Existing
Proposed
Car Parking
Spaces
(general)
12
2
Car Parking
Spaces
(Disabled)
0
1
Bicycle
Spaces
Motorbike Spaces
0
80
0
0
EXECUTIVE SUMMARY
The proposal is subject to two separate applications comprising an application for planning
permission with LBL reference 16/01229/FUL and an application for listed building consent
with LBL reference 16/01230/LB.
It is proposed to change the existing uses from Class B2 and sui generis to Class B1
(1,478sqm of office) and Class C3 (28 residential units), which would be accommodated in
two buildings; one that faces onto Clapham Road, and another at the rear of the site in a back
land style setting. The proposed works include the retention and restoration of the Listed
Building at 363 Clapham Road (to be incorporated into the front building), with the demolition
of most other on-site buildings including a non-original two-storey bay to the north of the Listed
Building.
The proposal has been subject to detailed pre-application discussions through the Council’s
Planning Performance Agreement process. The scheme was presented to the Council’s
Strategic Panel in September 2015 and the PAC Members Technical Briefing in May 2016.
The proposal has gone through significant change since originally presented to officers and
the Strategic Panel, and in its current form would provide 1,478sqm of office space and 28
residential units.
Changes that the applicant has made to the proposal in response to the Strategic Panel’s
comments include:
 Increasing the office floor space from 722sqm to 1,478sqm.
 Locating all employment floor space at the rear of the site.
 Improving the setting of the Listed Building by increasing the setbacks between the
proposed front and rear buildings.
 Re-orientating the rear building to align with the adjoining Archer Mews.
 Doubling the affordable housing offer from 3 units (11%) to 6 units (21%), with
affordable housing provided at the rear of the site.
 Improving the privacy of adjoining properties by removing side facing balconies on the
roof of the rear building and by modifying the proposed screening at other levels to
ensure no direct views into adjoining habitable windows or private open space.
Officers consider that the proposal in its current form 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 applications should be refused. Officers are therefore
recommending approval of the scheme in accordance with the presumption in favour of
sustainable development conferred upon Local Planning Authorities by the National Planning
Policy Framework (NPPF), subject to the Conditions and Informatives detailed at Section 8 of
this report, and to securing Section 106 obligations detailed at Section 6.24 of this report.
OFFICERS REPORT
Reason for referral to PAC: The applications are reported to the Planning Applications
Committee in accordance with the Committee’s terms of reference as they relate to Major
Application proposals given the number of dwellings exceeds 10 and the floor area exceeds
1,000sqm.
1
SITE AND SURROUNDINGS
1.1
The Site
1.1.1
The site, comprising both 363 and 365 Clapham Road, is 0.23 hectares in area and
located on the east side of Clapham Road approximately 200m north of the Clapham
North Underground station. The site has been used for a mix of industrial (Class B2
and Sui Generis) and warehouse (Class B8) type development since at least the 1950s
(the historical use was residential). Currently it contains 2,392sqm of employment floor
space, which was most recently used as a MOT workshop (Class B2 General
Industrial) and parking/valet services for car hire vehicles (Sui Generis).
1.1.2
363 Clapham Road comprises a three-storey 19th Century Grade II Listed Building
with a two-storey side bay extension. The statutory listing describes the building as;
“Early C19 stuccoed house of 3 storeys and basement, 3 windows, and one storey at
left over wide modern carriage entrance. Stone parapet coping and first floor sill band.
Sash windows, those on second floor with glazing bars, those on ground floor in roundarched recesses. Six steps to door of 4 fielded and 3 beaded panels in stuccoed
recess. Flanking pilasters with feathery capitals support cornice head below radial
fanlight”. The Listed Building is “hemmed in” at the sides and rear by other buildings
on the site. This relationship is very poor and could be improved upon.
1.1.3
365 Clapham Road comprises a 20th Century commercial premises along Clapham
Road, which makes a neutral contribution to the Clapham Road Conservation Area.
Originally, 365 Clapham Road formed a pair with 363 Clapham Road; however this
building was demolished before the 1950s and replaced with the current building. The
Clapham Road Conservation Area Statement identifies that the “replacement of No.
365 Clapham Road with a building that responds in a sympathetic manner to its listed
neighbour at No. 363 would be an enhancement opportunity”.
1.1.4
To the rear of 363 and 365 Clapham Road is a large warehouse building that is built
along all shared property boundaries to a height up to 5.95m. The front garden of both
properties are completely covered in hard standing and used for car parking and
pedestrian entrances to the commercial buildings. During site inspections officers
observed 18 cars parked in the front setback with 12 individual car parking spaces
marked out. There are two dropped curbs giving each property an individual access
and egress point.
1.2
Site Planning Constraints
1.2.1
The site is located in the Clapham Road Conservation Area, which is characterised by
a cohesive collection of housing from the Georgian and Victorian periods, mostly in
terraces.
1.2.2
This front of the site is located in an Archaeological Priority Area, is partially within a
Tunnel Safeguarding Area (associated with the London Underground) and adjoins the
TfL road network. The entire site is within a Local Views Protected Vista.
1.3
The Surrounds
1.3.1
To the north is 361 Clapham Road, comprising a four-storey plus basement house,
which has been extended to the rear and converted into residential flats. The rear of
the property has a large communal open space area with significant trees, many of
which are planted close to the shared property boundary with the application site. The
site has a Grade II Listing.
1.3.2
To the east the application site abuts five part three and part four-storey terrace
properties (no. 12-20), which face onto Atherfold Road.
1.3.3
To the south the application site abuts residential properties at 22 Atherfold Road,
Hazelwood Mews and Archer Mews. The houses on these properties are generally
three storeys in height with areas of private open space directly abutting the application
site.
1.3.4
On the other side of Clapham Road is the Grade II Listed St Johns Church.
1.3.5
There are a number of bus routes that serve Clapham Road along with Clapham North
Underground station and the Overland station Clapham High Street. Given this the site
has an excellent public transport accessibility level (PTAL) of 6a (on a scale where 1
is low and 6 is very high).
1.3.6
Photos of the site and surrounds are provided at Appendix 1.
2
PROPOSAL
2.1
It is proposed to change the existing use from Class B2 and sui generis to Class B1
(1,478sqm of office floor space) and Class C3 (28 residential units), which would be
accommodated in two buildings; a four-storey building that faces onto Clapham Road,
and another part three and part four storey (plus basement) building at the rear of the
site in a back land style setting.
2.2
The proposed works include the retention and restoration of the Listed Building at 363
Clapham Road (to be incorporated into the front building), with the demolition of most
other on-site buildings including a non-original two-storey bay to the north of the Listed
Building. It is proposed to retain some sections of the existing boundary walls along all
of the shared property boundaries, which would be incorporated into the new buildings
or maintained as boundary walls.
2.3
The proposed front building would be used solely for residential purposes (ten units) and
includes construction of:



2.4
A four-storey (inclusive of a mansard roof) bay to the north of the Listed Building;
A four-storey (inclusive of a mansard roof) plus basement building to the south of
the Listed Building. This building would present as a pair with the Listed Building at
363 Clapham Road;
A mansard roof above the Listed Building (total of four storeys). The Listed Building
would be otherwise retained and renovated, and returned to residential use.
The proposed constructions materials comprise stock brick throughout to match the
Listed Building, slate roofing, timber sash window frames for the listed building, and
more contemporary powder coated metal frames for the remainder of the building.
Figure 1: Proposed front elevation of the front building
2.5
To conserve the significance and setting of the Listed Building it is not proposed to
provide any balconies to the front building. As a result, only two of the ten residential
units would have access to private open space in the form of private gardens. The other
units would have access to a 206sqm communal garden.
2.6
The proposed rear building would be used for office at basement and ground levels, and
for residential purposes at the first, second and third floors. The proposed rear building
would be part 3 and part 4 storeys in height with the 4th storey designed as a recessed
roof element. The proposed rear building would utilise traditional materials with
contemporary design elements. All of the 18 dwellings would have access to a balcony.
2.7
In total 28 residential units would be provided on site, comprising 9 x one-bedroom, 14
x two-bedroom, and 5 x three-bedroom. Of these 6 (21.4%) are offered as affordable
housing, all of which would be shared ownership.
Number of residential units
1 bed
2 bed
3 bed
Front building
Private flats
3
4
3
Intermediate flats
0
0
0
Total flats
3
4
3
Rear building
Private flats
3
7
2
Intermediate flats
3
3
0
Total flats
6
10
2
Both buildings
Private flats
6
11
5
Intermediate flats
3
3
0
Total flats
9
14
5
2.8
4 bed
5+ bed
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Other features of the proposal include:






Hard and soft landscaping, and provision of three car parking spaces (two car club
spaces and one blue badge space) and a bin store in the front forecourt area. The
bin store would be located along the street frontage.
80 cycle parking spaces; 50 for residents and 30 for office workers.
206sqm of communal open space for resident use only, 131sqm of shared open
space in the front garden, and 145sqm of open space for use by officer workers to
the south of the offices and adjacent to the residential properties in Hazelwood
Mews.
A Brown roof is proposed to be installed on the rear building – details include locally
sourced rubble, gravel and spoil mixed with other lightweight substrates to increase
biodiversity.
No trees, including those on adjoining properties are proposed to be removed,
however some pruning would be required.
The proposed works require planning permission and the proposed changes to the
Listed Building require listed building consent.
2.9
Amendments
2.10 The following application documents were amended after the original application was
submitted: the proposed drawings; the Energy Statement (Issue 3) by BBS; the Daylight,
Sunlight and Overshadowing Assessment by XCO2; and the Arboricultural Method
Statement, Implications Assessment and Tree Protection Report by Honey
Arboricultural Consultancy.
2.11 The amended documents provide additional screening to improve the privacy of
adjoining properties, detail improvements to the environmental performance of the
building, and clarify the impact of the development on the health of adjoining trees.
3
RELEVANT PLANNING HISTORY
3.1
The site has been used for a mix of industrial and warehouse type development since
at least the 1950s. Maps from the 1950s show the site covered in buildings and used
for engineering works; and maps from the 1930s show the site used for residential
purposes. The known relevant planning history can be summarised as follows:
3.2
363 Clapham Road
 90/00329/PLANAP: change of use of warehouse to a wine exhibition centre.
Granted 15.02.1990.
 93/01398/PLANAP: change of use of the premises from wine exhibition centre to
tyre and exhaust fitting, vehicle servicing and MOT Centre (Use Class B2). Granted
20.09.1993.
3.3
365 Clapham Road
 01/01361/FUL: Alteration to new front ground floor elevation to provide new
entrance way to offices. Granted 22.08.2001.
 97/01989/FUL: change of use from a warehouse to a car and van hire depot.
Granted 27.11.1997.
4
CONSULATIONS
4.1
Adjoining owners/occupiers
4.1.1
Public Consultation was undertaken, including letters sent to Local amenity groups,
107 neighbours and other interested parties. A site notice was erected on Clapham
Road outside the site and a press notice was published in the Lambeth Weekender on
23.03.2016.
4.1.2
Twelve representations were received from neighbouring properties (ten from 361
Clapham Road and one from 1 Hazelwood Mews). The grounds of objection and the
officer’s response are provided in the table below:
GROUND OF OBJECTION
Design and Heritage
RESPONSE
The design and access statement states that
the buildings on Atherfold Road are three
storeys when they are in fact four storeys.
Officers have conducted a site
and neighbourhood visit and
confirm that the buildings along
Atherfold Road are three storeys
in height, with some featuring a
fourth storey roof element
extension. The tree storey
building height has been used
throughout the assessment
process.
The proposed size, scale and mass of the rear
building is out of keeping with the character
and scale of the area.
The proposed height, scale,
design and massing are
discussed in detail at Sections
6.13 and 6.14 of this report.
The increase in height (in relation to existing
development on the site) does not improve
neighbour relationships and will have an
adverse impact.
The new rear extension does not respect the
forms and design of the host building along
with its materials and construction details.
In summary officers consider the
proposed buildings would make a
visual improvement to the
character of the Clapham Road
Conservation Area and would be
respectful of the Listed Building
and its setting.
The proposed rear building does not take
regard of the pattern and grain of the existing
spaces and streets in orientation, scale,
proportion and mass
The rear extension dominates & competes with
the host building in visual terms in terms of
bulk, scale & mass.
The proposed flat roof is not a feature of the
area
Flat roofs are not a foreign
design element in the area. This
matter is discussed at Section
6.13 of this report.
The rear building will dominate & over shadow
the conservation area.
The relationship of the
development to the Listed
Building and the Clapham Road
Conservation Area, including the
use of contemporary design
elements, is discussed at Section
6.16 of this report.
The proposed rear development is not
subordinate in either built form or architectural
treatment.
Contravenes Policy Q22 (a) of the Lambeth
Local Plan 2015 as it impacts negatively on the
character & appearance of conservation areas
with unsympathetic materials like glass &
angled balconies and floor to ceiling windows
not in keeping with the area
The use of glass balconies does not reflect the
form or design of the host building.
In the planning submission there is little detail
on the south facing elevation either current or
proposed. We are unable to ascertain on the
proposed elevation whether there is a wall
running the whole length, or the proposed
height of it.
Officers agree that the
documents as originally
submitted were not clear on the
proposed boundary walls. In
response, the applicant prepared
boundary wall elevations that
clearly demonstrate the existing
and proposed boundary walls.
The impacts of the proposed
walls are discussed at Sections
6.14 and 6.18 of this report.
Amenity
Daylight/sunlight and overshadowing
assessment is inaccurate.
E.g. the assessment shows that the houses on
Atherfold Road are three storeys, when they
are in fact four storeys. As a result the
assessment doesn’t take into account the
ground floor of these developments.
This matter is discussed in detail
at Section 6.18 of this report.
In summary, Council officers are
satisfied that the proposal would
not result in any inappropriate
loss of daylight or sunlight, nor
would cause any unreasonable
overshadowing.
We are not aware that any light or sunlight
reading have been taken in our garden as no
permission has been sought or granted. We
make the presumption that they are theoretical.
Serious loss of daylight and sunlight
The development would see the loss of
significant trees (T2 and T4), which contribute
to privacy, and provide amenity value and
habitat values.
The arboricultural report leaves it in no
uncertain terms that further assessment needs
to be done in terms of safeguarding the trees.
The proposal does not include
the removal of any trees.
Initially, officers were concerned
that the proposed basement level
next to the shared property
boundary would have health
impacts on trees in the rear
garden of 361 Clapham Road.
However, the applicant has since
clarified the strategy for
protecting the health of trees,
which includes retaining the
existing boundary wall
foundations. Council’s tree officer
has confirmed subject to
conditions that this would protect
the health of the trees.
This matter is discussed in detail
at section 6.19 of this report.
Loss of privacy, including windows and private
gardens being overlooked.
The proposal will cause unacceptable harm to
the amenity of surrounding land and buildings.
Impacts on the amenity of
adjoining properties is discussed
in detail at Section 6.18 of this
report.
In summary, officers consider
that the proposal is adequately
designed to appropriately
safeguard the residential amenity
of adjoining properties.
There will be unacceptable noise from the
walkways.
Other
Not sure what the Constraint; Tunnel
Safeguarding Line refers to. We are aware in
our back garden that there is an underground
pipe that causes subsidence across our
garden 10m from our rear building line, and
that the proposed basement next door will
meet whatever is there.
There will be major disruptions during the
construction period, including noise.
The proposed walkways would
be transitional spaces that
residents would not spend a lot
of time on. Any noise impacts
would be minor and appropriate
for a residential setting.
The Tunnel Safeguarding Line
identifies land in which TfL
requires consultation of a
planning application.
TfL’s response is discussed
below at Section 4.2.2 of this
report.
To ensure any construction
related activities do not cause
unreasonable impact on
neighbouring properties, it is
recommended that the applicant
be required to prepare a Method
of Construction Statement
evidencing how amenity impacts
are to be managed and
mitigated.
This matter is further discussed
at Section 6.25 of this report.
4.2
Statutory and Other Consultees
4.2.1
4.2.2
Comments were also received from a number of external and internal organisations.
These are summarised in the material below:
Transport for London:
1) accepted that the development trip generation would be unlikely to have a
significant impact on the local highway and public transport networks;
 2) advised that the Northern Line tunnels run directly below Clapham Road and that
a Method of Construction condition may be required associated with the proposed
works. At the time of writing TfL has not confirmed if this condition is required and
officers will advise on this matter by way of addendum;
 3) welcomed the car free nature of the scheme;




4) advised that the on-site car parking spaces should be kept under review and
converted for blue badge use should demand dictate. Officer preference is for one
of the car club spaces to be converted for blue badge space. Two car club spaces
is considered excessive for the site, and two blue badge spaces is considered
appropriate for a development of this scale with such excellent public transport
access. This is to be secured by way of condition;
5) supported the ability to service the building through the courtyard and advised
there was no need for a Delivery and Servicing Plan; and
6) requested the submission of a Construction Logistics Plan, which is to be secured
by way of condition.
4.2.3
Historic England: officially Historic England did not object to the application and
advised that the application should be determined in accordance with national and
local policy guidance, and on the basis of Council’s specialist conservation advice.
Before issuing these official comments, a Historic England officer was in contact with
Council officers discussing the scheme; this officer raised concerns with the
fenestration and dormer design to the Listed Building. In response the applicant agreed
to make changes to the application, following which Historic England provided no
objections to the application.
4.2.4
Historic England Archaeological: recommended approval of the application subject to
the inclusion of a condition securing the preparation and implementation of a
programme of archaeological observation and recording in accordance with a Written
Scheme of Investigation. It is recommended that this condition be included on any
planning permission.
4.2.5
4.2.6
LBL Transport and Highways:
1) advised that increased housing density is encouraged within areas of good public
transport;
 2) advised that the application is car free and as a result the applicant would need
to enter into a S106 agreement restricting the ability of future residents to apply for
CPZ parking permits. The applicant has agreed to enter into this agreement, and
this is included in the draft heads of terms at Section 6.24 of this report;
 3) advised that the number of cycle parking spaces is in accordance with the London
Plan’s requirements, but requested a condition that details of the cycle storage units
be provided to ensure they are secure, accessible and horizontal;
 4) advised that the location of the refuse storage was acceptable as it would allow
for easy and convenient collection;
 5) advised, following the submission of additional information, that an adequate
amount of refuse and recycling storage was provided. This is discussed in detail at
Section 6.21 of this report;
 6) advised that the proposed servicing and delivery would not unreasonably
contribute to highway congestion or safety hazards; and
 7) advised that a Method of Demolition and Construction Statement should be
secured via condition to ensure the construction impacts are minimised.
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LBL Arboricultural Officer:
 1) initially raised concern with the applicant’s Arboricultural Method Statement
because it did not adequately advise how the roots of trees at 361 Clapham Road
would be protected, and expressed considerable concern of significant root
presence along the existing foundation interface. This issue is discussed in detail
at Section 6.19 of this report; however the applicant has submitted additional
information and the LBL Arboricultural Officer has confirmed that he is satisfied that
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the health of the trees at 361 Clapham Road would be adequately protected subject
to the inclusion of several conditions;
2) advised that the submitted landscape scheme was wholly unacceptable. Officers
agreed that a more robust landscaping is required, particularly considering the
importance that landscaping makes to the Clapham Road Conservation Area. This
matter is discussed at Section 6.17 of this report, and it is recommended that a
condition requiring a detailed landscaping plan is included on any planning
permission.
4.2.7
LBL Parks and Open Spaces: advised that the proposed external soft landscaping was
acceptable in its outline form and purpose, but advised that more detailed information
including the design, location and maintenance of all landscaped features was required
and that this should be secured by way of condition. Also advised that the applicant
should endeavour to include measures to promote biodiversity including features
attractive to bats and/or wild birds, and the use of native species. It is recommended
that this be included as an informative on any planning permission.
4.2.8
Lambeth Working: no formal comments were provided by Lambeth Working, however
officers have been in discussion with the Lambeth Working team to draft S106
agreement heads of terms in respect of employment and training opportunities deriving
from the development proposal. This is discussed at section 6.24 of this report.
4.2.9
Thames Water: did not object to the granting of a planning permission subject to the
inclusion of several informatives and one condition requiring the preparation of a piling
method statement if there are Thames Water assets on the site.
4.2.10 LBL Sustainability Consultant:
 1) advised that normally a carbon reduction of 35% would be required for the new
build element in order to meet the London Plan 2016 targets, A reduction of 35.32%
has been achieved;
 2) advised that a BREEAM new construction pre-assessment was provided for the
non-residential element achieving 72.1% and BREEAM Excellent, and a BREEAM
domestic refurbishment pre-assessment was provided achieving 73.72% and
BREEAM Excellent;
 3) advised that new build dwellings should have an internal water use below
105l/person/day, and that the application would achieve this as it proposes internal
water use of 104l/person/day; and
 4) advised that the development would be regulation compliant in regards to overheating; however, as the submitted report states that the final overheating analysis
would be carried out as the design progresses, the sustainability consultant
recommended a condition to address this matter.
4.2.11 LBL Planning Policy: no formal comments were received from the LBL Planning Policy
team, however detailed pre-application advice was given by the team throughout the
pre-application and PPA process. This advice can be summarised as follows:
 1) the reduction in employment floor area must be thoroughly justified. This matter
is discussed in detail at Section 6.3 of the report; and
 2) the proposed B1 office space must be to a high standard to meet the needs of
end users. The office space must be to a turnkey to encourage the establishment
of SMEs on the site. This matter is discussed at Section 6.5 of this report.
4.2.12 LBL Conservation and Urban Design:
 1) advised there was no objection to the conversion of the Listed Building for
residential use;
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2) supported the demolition and replacement of the side wing to the Listed Building
as it was a welcome opportunity to improve its appearance. Requested minor
changes to the design of the new wing to ensure it was in keeping with the Listed
Building. The applicant agreed to make all of these changes;
3) advised the demolition of the 365 Clapham Road building was acceptable and
that the proposed replacement building successfully incorporated a traditional
appearance with contemporary elements;
4) advised that the proposed mansard above the listed building was acceptable as
its impact was offset by the benefits from restoring the rest of the building;
5) demolition of the warehouse structures was supported as they do not contribute
to the Clapham Road Conservation Area;
6) advised that the proposed rear building was significantly set back from the rear
elevations of the frontage buildings and appear subordinate to the Listed Building;
7) advised that the proposed design of the rear building in stock brick with
contemporary elements (fenestration/ vertical opaque screening fins and metal
standing seam roof) is acceptable;
8) requested the relocation of the residential cycle store to de-clutter the courtyard.
The applicant agreed to make this change;
9) advised that details of the front bin storage should be secured by way of
condition;
10) advised that further details of the front landscaping should be secured by way
of condition. This should incorporate two trees; and
11) advised that the proposed gate along the front building line should be
redesigned to be more in keeping with the character of the area. This is to be
secured by way of condition.
4.2.13 LBL Housing:
 1) advised that the previous London mayor amended the London Plan Annual
Monitoring Report from different affordability thresholds by family and non-family
housing to a single figure of £90,000 for all intermediate homes (now regardless of
bed size). Based on initial calculations on values provided in the viability report and
assuming a 25% equity and 0.5% rent, for the 1 beds the income required to
purchase an Intermediate flat would be approximately £47,000 and for 2 beds it
would be approximately £58,000.
 2) agreed with BNPP that the large Registered Providers of Social Housing would
not be interested in such a small number of affordable homes and the fact that it’s
a single core. However did advise that a smaller provider may be interested
depending on the design of the development.
4.2.14 The following organisations and individuals were also consulted but no comments
were forthcoming: Stockwell Park Resident’s Association, LBL Building Control, LBL
Streetcare, Design Out Crime, Clapham Society, Friends of Larkhall Park.
5
POLICIES
5.1
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning
decisions to be made in accordance with the development plan unless material
considerations indicate otherwise. The development plan in Lambeth is the London Plan
2015 (as amended by Minor Alterations to the London Plan (MAPL) dated 14 March
2016), and the Lambeth Local Plan 2015.
5.2
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.
5.3
The National Planning Policy Framework (2012)
5.4
The National Planning Policy Framework was published in 2012. This document sets
out the Government’s planning policies for England including the presumption in favour
of sustainable development and is a material consideration in the determination of all
applications.
5.5
The London Plan (MALP) 2016
5.6
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:
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Policy 3.1 Ensuring equal life chances for all
Policy 3.3 Increasing Housing Supply
Policy 3.4 Optimising Housing Potential
Policy 3.5 Quality and Design of Housing Developments
Policy 3.6 Children and young people’s play and informal recreation facilities
Policy 3.7 Large residential developments
Policy 3.8 Housing choice
Policy 3.11 Affordable housing targets
Policy 3.12 Negotiating affordable housing on individual private residential and
mixed use schemes
Policy 3.14 Existing housing
Policy 4.1 Developing London’s economy
Policy 4.2 Offices
Policy 4.3 Mixed use development and offices
Policy 5.1 Climate change mitigation
Policy 5.2 Minimising Carbon Dioxide Emissions
Policy 5.3 Sustainable Design and Construction
Policy 5.7 Renewable Energy
Policy 5.9 Overheating and Cooling
Policy 5.10 Urban Greening
Policy 5.11 Green Roofs and Development Site Environs
Policy 5.13 Sustainable Drainage
Policy 5.14 Water Quality and Wastewater Infrastructure
Policy 5.15 Water Use and Supplies
Policy 5.17 Waste Capacity
Policy 5.18 Construction, Excavation and Demolition Waste
Policy 5.21 Contaminated land
Policy 6.3 Assessing Effects of Development on Transport Capacity
Policy 6.5 Funding Crossrail 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
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5.7
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:
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Housing (March 2016)
Play and Informal Recreation (September 2012)
Sustainable Design and Construction (April 2014)
5.8
The Lambeth Local Plan 2015
5.9
The key relevant policies for the Lambeth Local Plan 2015 are:
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Policy D4 Planning obligations
Policy H1 Maximising housing growth
Policy H2 Delivering affordable housing
Policy H3 Safeguarding existing housing
Policy H4 Housing mix in new developments
Policy H5 Housing standards
Policy ED2 Business, industrial and storage uses outside KIBAs
Policy ED3 Large offices (greater than 1,000 m2)
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
Policy T7 Parking
Policy T8 Servicing
Policy EN1 Open space and biodiversity
Policy EN3 Decentralised energy
Policy EN4 Sustainable design and construction
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 Q5 Local distinctiveness
Policy Q6 Urban design: public realm
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6
ASSESSMENT
6.1.1
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Policy Q7 Urban design: new development
Policy Q8 Design quality: construction detailing
Policy Q9 Landscaping
Policy Q10 Trees
Policy Q12 Refuse/recycling storage
Policy Q13 Cycle storage
Policy Q14 Development in gardens and on backland sites
Policy Q15 Boundary treatments
Policy Q20 Statutory listed buildings
Policy Q22 Conservation areas
Policy PN5 Clapham
Land Use
Appropriateness of residential and office uses on the site – Section 6.2
Loss of employment floor space on the site – Section 6.3
Affordable Housing – Section 6.4
o Independent Verification of Development Viability
o Alternative approach based on a policy compliant proposal
o Applicant’s Proposed Tenure Mix
o Recommended Tenure Mix – cascade strategy
Quality of the Proposed Development
Quality of the Proposed Office Space – Section 6.5
Quality of the Proposed Residential Units – Section 6.6
Quality of the Residential Private Open Space – Section 6.7
Children’s Play Space – Section 6.8
Dwelling Mix – Section 6.9
Sustainability – Section 6.10
Secure by Design – Section 6.11
Conservation and Design
 Backland development and the proposed building layout – Section 6.12
 Building design – Section 6.13
o Overall building design
o Roof design
 Height and massing – Section 6.14
o Height of buildings
o Height of boundary walls
o Massing
 Impact on the Listed Building – Section 6.15
 Impact on the Clapham Road Conservation Area – Section 6.16
 Quality of the Landscape Scheme Design – Section 6.17
6.1.4
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Amenity Impacts
Impact on Adjoining Residential Properties – Section 6.18
o Loss of Privacy
o Loss of Daylight and Sunlight
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6.1.5
o Visual bulk
Impact on Trees Located on Neighbouring Properties – Section 6.19
Traffic and Highways
Parking – Section 6.20
o Car Parking
o Cycle Parking
 Refuse Storage and Collection, and Servicing and Delivery Arrangements – Section
6.21
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6.1.6
6.2
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Other planning considerations
Flooding and Basement Accommodation – Section 6.22
Land Contamination – Section 6.23
S106 and CIL – Section 6.24
Construction impacts - Section 6.25
Appropriateness of Residential and Office Uses on the Site
6.2.1
The surrounding area is predominately residential in nature. Therefore, subject to
appropriate design, it is considered that the proposed Class B1 Office and Class C3
Dwellinghouse uses are appropriate for the site. Offices are a use that typically can
relate well with nearby residential uses.
6.2.2
The existing B2 General Industrial uses have significant potential to impact on
residential amenity; therefore officers are supportive, from an amenity perspective, of
the proposed change of use on the site removing all B2 General Industrial (and Sui
Generis) and replacing it with B1 Office.
6.2.3
The density of the proposed residential use is in line with the expectations of the
London Plan MALP 2016. London Plan Policy 3.4 (Optimising Housing Potential)
seeks to optimise housing density, having regard to local context, design principles
and public transport accessibility. The density matrix set out in table 3.2 provides
density ranges according to public transport accessibility and locational setting. The
Site has a PTAL rating of 6a and demonstrates characteristics of an urban location.
According to the London Plan density matrix (Table 3.2), a density range of between
200-700 habitable rooms per hectare or between 55 and 225 units per hectare would
be appropriate in this location. The scheme proposes 28 residential units. On a whole
site basis, the proposed density is 127 units per hectare. This demonstrates a density
compliant within the above ranges.
6.3
Loss of Employment Floor Space
6.3.1
Currently the site accommodates 2,392sqm of employment floor space, which was
most recently used as a MOT workshop (Class B2 General Industrial) and
parking/valet services for car hire vehicles (Sui Generis).
6.3.2
The proposal would reduce the total employment floor space from approximately
2,392sqm to 1,478sqm. Of this loss, 348sqm involves the restoration of a listed building
back to residential use; an outcome supported by Policy ED2 of the Lambeth Local
Plan 2015.
6.3.3
The remaining loss of employment space is 566sqm. Policy ED2 generally resists the
loss of employment floor space, however officers do not object to the application on
this instance based on the following reasons:
1) The applicant has provided evidence demonstrating that the number of jobs on the
site would significantly increase. Using employment densities of the existing and
proposed employment uses, the existing 2,392sqm of B2 and Sui Generis uses
would provide 30-60 jobs, whereas the 1,478sqm of B1 office floor area would
provide approximately 120 jobs on the site. This is a significant increase of between
60-90 jobs on site; this is an outcome that aligns with Council aspirations to improve
employment opportunities throughout the Borough.
2) The application would change the use from B2 General Industrial, which has a
strong potential to impact on residential amenity. Policy ED2 advises that amenity
and environmental reasons, such as an unacceptable relationship to surrounding
properties, can justify a change of use. B1 office floor space is a far more
appropriate use in a residential area and has far lower potential to impact on the
amenity of adjoining residential properties.
3) The proposed office space incorporates a range of unit sizes and types that are
flexible and well designed, which would suit local business needs. This is an
outcome supported by Policy ED2 part (d).
4) The applicant has agreed to develop the office space to turnkey standards. This is
consistent with policy requirements and would appeal to small to medium
enterprises by making it easier for them to establish on the site. This outcome
would be secured by way of a S106 agreement obligation.
5) The delivery of 1,478sqm of office floor space on the site will set a positive
precedent for other nearby sites. Should other nearby sites wish to change from
employment to other uses, Council officers will be able to refer to the current
development as evidence that a B1 office development is viable and deliverable in
the area.
6) A change of use from B2 General Employment to B1 Office is consistent with the
findings of the Lambeth Employment Land Review, 2013, which at paragraph 7.2
concludes: “The employment growth projections set out in chapter 5 identify
potential B class jobs growth of between 4,100 – 16,200 up to 2026 depending on
the growth scenario. In all scenarios the job growth is anticipated to be largely in
the B1 class jobs (office based jobs), whilst B1(c) and B2 jobs (general industrial
and manufacturing jobs) are forecast to decline.” Therefore it can be reasonably
concluded that the proposal will deliver employment opportunities in line with
Council’s genuine forecast employment needs.
6.3.4
It is noted that Policy ED3 encourages offices over 1,000sqm to locate in town centres
or KIBAs. However it is considered that the site, which has a PTAL level of 6a
Excellent, is an appropriate location for an office development that would provide local
employment opportunities.
6.3.5
It is acknowledged that there will be a reduction in the quantum of employment floor
space, but officers are of the opinion that the proposed B1 Office floor space will deliver
genuine employment benefits through a greater numbers of on-site jobs, and are
satisfied that this space would be of a design and standard that appeals to small-tomedium enterprises as encouraged by Policy ED2 of the Lambeth Local Plan 2015.
6.4
Affordable Housing
6.4.1
Local Plan Policy H2 (Delivering affordable housing) seeks to maximise the delivery of
affordable housing in the borough. On sites capable of accommodating 10 or more
units, at least 50 per cent of housing should be affordable where public subsidy is
available, or 40 per cent without public subsidy. Furthermore, schemes should deliver
a mix of affordable housing to achieve a 70:30 tenure split between Social/Affordable
Rented and Intermediate units.
6.4.2
London Plan Policies 3.8 to 3.13 assert the need for mixed and balanced communities
and in this context seek to maximise affordable housing provision.
6.4.3
Local Plan Policy H4 (Housing mix in new developments) goes on to make clear that
an appropriate mix of dwellings should be provided to meet current and future housing
needs. The policy sets a preferred mix for affordable housing, in which not more than
20% of dwellings should be 1 bedroom units, 20%-50% should be 2 bedroom units
and 40% should be 3 bedroom or more units.
6.4.4
The applicant is currently proposing six (21%) residential units as affordable,
comprising 3 x one-bedroom and 3 x two-bedroom units, all to be provided as
Intermediate units. The proposal therefore fails to comply with policy in this respect.
Independent Verification of Development Viability
6.4.5
Under Policy H2 of the Lambeth Local Plan 2015 a financial appraisal will be required
if the affordable housing provision is less than the specified policy requirements or
where the proportions of social / affordable rented and/or intermediate housing are not
in accordance with policy.
6.4.6
In light of the proposed offer, the application was accompanied by a financial viability
assessment, which was referred to BNP Paribas (BNPP) for independent verification
and scrutiny. The assessment was subsequently updated following amendments to
the scheme, and the applicant agreed to reduce the developer profits from 20% to 17%
for the private element of the development, which allowed the number of affordable
housing units to increase from 3 to 6. Following verification and further discussion it
has been concluded to the satisfaction of officers and BNPP that the development as
proposed, would only be viable with an affordable housing offer at 6 units or 21%.
Officers are satisfied that the applicant is providing the maximum amount of affordable
housing on site.
Alternative approach based on a policy compliant proposal
6.4.7
At the request of officers, BNPP was asked to advise the amount of affordable housing
could be provided in a policy compliant affordable housing mix (i.e. 70% Affordable /
Social Rent and 30% Intermediate). BNPP advised that approximately 236sqm of the
development could be provided at a policy compliant affordable housing mix, which
officers calculate as four units (three Affordable Rented and one Intermediate). This
represents a reduction of two affordable housing units compared to the applicant’s
current offer. This would represent 14.3% of the total number of units, but would be
compliant with policy in terms of tenure mix (as defined by Policy H4).
Applicant’s Proposed Tenure Mix
6.4.8
As set out above, Local Plan Policy H2 seeks to secure a tenure mix that provides 70%
of the affordable provision as Affordable Rented and 30% as Intermediate. However,
the applicant proposes 100% of the units as Intermediate units.
6.4.9
The supporting statement for 100% Intermediate units relate: 1) to the overall viability
of the scheme; and 2) to a lack of interest from Registered Providers for
Social/Affordable rented units on this site. Both of these matters are discussed below:
6.4.10 Overall Viability of the Scheme: BNPP has advised that if 70% of the affordable
housing was Social or Affordable Rent the affordable housing receipt would fall
therefore making the scheme even less viable. The floorspace value for an
Intermediate unit is greater than an Affordable/Social Rent unit. If this scheme
proposed Affordable Rented units, their floorspace value would be lower and would
therefore further increase the development deficit in terms of overall viability. BNPP
advised that four units (three Affordable / Social Rented and one Intermediate) could
be provided on this basis, resulting in a reduction of two affordable housing units
compared to the current offer.
6.4.11 Lack of Interest from Registered Housing Providers: BNPP has advised that if tenure
mix was policy compliant that a total of three Affordable / Social Rent and one
Intermediate unit could potentially be provided on the site. BNPP further advised that
the applicant could justifiably argue that a Registered Provider would not want to take
such a small number of units of this tenure due to management and service charge
issues. The applicant has indeed approached several Registered Providers who have
confirmed in writing that they would not be interested in taking management of Social
Rent or Affordable Rent housing on the site. At the time of writing, officers have been
provided with five responses form Registered Providers who have either advised they
would not be interested in Affordable / Social Rent units, or have advised that they
would be interested if 100% Intermediate units.
Recommended Tenure Mix – Cascade Strategy
6.4.12 Officers accept that the applicant has contacted a number of Registered Providers
which have provided negative responses to the offer of managing social / affordable
rent units. However, through discussions with the Council’s Housing team, officers
found that not all of Lambeth’s Registered Providers have been approached.
6.4.13 Officers therefore recommend a planning obligation in any S106 agreement requiring
the applicant to:
1) Approach Registered Providers as specified by and in consultation with Council’s
Housing team, offering the affordable housing at a policy compliant tenure mix
comprising 3 social / affordable rent units and 1 intermediate rent unit or other mix
as agree in writing by the Local Planning Authority. If within a 6 month period a
Registered Provider agrees to manage the affordable housing units at a policy
compliant tenure mix then the affordable housing is to be provided in this manner;
or
2) If no Registered Provider agrees to manage the affordable housing units at a policy
compliant tenure mix then the units could be provided as 100% Intermediate
comprising 3 x one-bedroom and 3 x two-bedroom units.
6.4.14 The applicant has been advised of this mechanism and they have indicated that they
agree to its content. This strategy would allow for a 6-month period of marketing of the
affordable housing units, to an agreed list of Registered Providers in consultation with
the Council’s Housing team. If no Registered Provider takes up the offer of the
management of the affordable housing based solely on the layout and management of
the units, the affordable housing provided could revert to the applicant’s current
affordable housing offer of 6 Intermediate units (3 x one-bedroom and 3 x two-bedroom
units). This mechanism would be secured within the S106 agreement.
6.5
Quality of Proposed Office Floor Space
6.5.1
It is considered that the proposed Business Centre would offer an acceptable level of
internal amenity for future office workers. Even though the proposed office floor space
would be located at basement and ground floors in the rear building, all office area
would have access to natural daylight, even at basement level where lightwells and
skylights are proposed.
6.5.2
The applicant has agreed to develop the office space to turnkey standards. This is
consistent with Policy ED2 and would appeal to small-to-medium enterprises by
making it easier for them to establish on the site without the need for costly fit out
works. This outcome would be secured by way of a S106 agreement obligation.
6.5.3
There are no open space requirements for office developments, however it is noted
that office users would have access to 144sqm of open space at the front of the
Business Centre. It is considered that this space would more than adequately meet
the needs of future office workers. However, it is considered that the 144sqm at the
front of the Business Centre should have furniture for the use of office workers and
should be accessible to officer workers only. It is recommended that these outcomes
are secured by way of planning condition.
6.5.4
The applicant has already commenced discussions with potential operators of the
office development, including Work Life (which currently operates from Camdem) and
Needspace? Ltd (which operates from several locations including Voltaire Road,
Clapham). Both operators focus on Small Enterprises and Start Ups, and spaces are
offered on an hourly basis or a monthly basis for individuals, and studios are available
on a monthly basis for larger companies. Officers are satisfied that the applicant is fully
exploring long term management options for the office component of the development
as required under Policy EN2 of the Lambeth Local Plan 2015, and that these
operators would
6.5.5
The applicant has advised that approximately 120 office jobs could be provided on the
site. Offices are a compatible use with residential uses because generally they do not
result in noise or other impacts that would unreasonably impact on residential amenity.
It is likely that office workers would mostly be on site during usual working business
hours, however to avoid any unacceptable noise related amenity impacts from the
office space to the residential areas, it is proposed to include conditions on any
planning permission addressing the following matters:
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6.6
No use of the office outdoor amenity area between 9pm and 7am on any day.
No audible music or electronically generated noise from the offices at any time of
the day.
Quality of the Proposed Residential Units
Dwelling size
6.6.1
All of the proposed residential units would achieve the nationally described space
standards and the relevant space standards set out in the London Plan Housing SPG
March 2016, indicating a good quality of housing.
Dual aspect
6.6.2
24 of the 28 residential units would have a dual aspect, including all of the family sized
units. Officers consider that the four single aspect are acceptable when considering
the constraints of the site, and note that the units are one-bedroom only, would have
separate openable windows to both the living area and to the bedrooms, and that
residents would have access to a west-facing sheltered area of private open space.
Daylight, Sunlight and Overshadowing
6.6.3
The applicant has provided an internal Daylight, Sunlight and Overshadowing
Assessment that demonstrates that the proposal would perform well in terms of onsite daylight and sunlight access. Officers note that basement levels are proposed for
residential use in the front building and that basements can prove challenging for
sunlight and daylight penetration. However basements in this location are supported
because of their contribution to the Listed Building and character of the Clapham Road
Conservation Area, and it is noted that the residential units that are located at
basement level, are two-storey also built to the ground floor where daylight and sunlight
are more available.
6.6.4
The original internal Daylight, Sunlight and Overshadowing Assessment advises that
Kitchen/Living/Dining rooms of Flats 8 and 9 received an Average Daylight Factor
(ADF) below the target levels due to the narrow and long room layouts and windows
located behind an enclosed balcony (screening). At the request of officers, the
applicant’s daylight and sunlight consultant reassessed Flats 8 and 9 assuming the
screening to the balconies was removed; it was found that without the screening the
flats achieved the relevant ADF targets. At the request of officers, the applicant
therefore agreed to remove the screens to these two flats. Officers are satisfied that
future occupants will have access to adequate daylight and sunlight.
Outlook
6.6.5
The proposed front and rear buildings would have habitable room windows and
terraces that would face each other. Officers are satisfied that the proposed screening
on the terraces and the 14-17m distance between the two buildings is sufficient to
ensure a reasonable level of internal amenity and privacy between the two buildings.
The distance between the buildings is characteristic of the area; for example the
dwellings facing each other along Atherfold Road and Mayflower Road are distanced
approximately 16m from each other, and that the dwellings facing each other at Archer
Mews are distanced approximately 15m from each other.
6.6.6
In the front building, the applicant proposes bedrooms and bathrooms to be located in
the basement levels. Each of these rooms will have a poor outlook into a light court.
However this is considered acceptable under the circumstances as basements levels
contribute to the character of the Clapham Road Conservation Area and the Listed
Building. Officers consider it is appropriate for the bedrooms to be located at the
basement level, allowing the living and dining areas to be located at the ground floor.
Access
6.6.7
The residential cores are located close to the property frontage minimizing travel
distance from the street to the building entries. All core entries are covered providing
protection from the elements, would be well lit and are in visible locations within the
site. Security fencing would prevent unwanted entry into the private areas of the
property. Therefore, based on the above, it is considered that the proposed access
arrangements are acceptable for the site.
6.6.8
The development provides appropriate access for disabled people, older people and
others with mobility constraints. There are lifts in all of the buildings (except the Listed
Building) and four of the residential units (all two bedroom), representing 14% of the
proposed housing stock, have been designed to comply with Part M4(3) of the Building
Regulations in relation to wheelchair accessible units. This exceeds the 10% required
by the London Plan 2016, and includes the communal areas and accesses serving
these dwellings.
6.6.9
All other residential units, except those in the Listed Building, have been designed to
comply with Part M4(2) of the Building Regulations. In relation to the Listed Building,
in order to protect its special interest, it is considered acceptable that the dwellings in
this building do not comply with Part M4(2) of the Building Regulations, which would
require significant internal changes.
6.7.8
It is recommended that a condition is included on any planning permission to ensure
the residential units are constructed to the appropriate Part M4(3) and Part M4(2)
standards.
6.7
6.7.1
Quantum and Quality of the Residential Private Open Space
Open space for residents would be provided in accordance with Policy H5 of the
Lambeth Local Plan 2015, which specifies that communal open space should be
provided at the following rates:
“For new flatted developments, communal amenity space of at least 50m2 per scheme
should be provided, plus a further 10m2 per flat provided either as a
balcony/terrace/private garden or consolidated with the communal amenity space.”
6.7.2
Based on this calculation, the development is required to provide at least 50sqm of
communal amenity space plus 280sqm (28 flats x 10sqm) either as a
balcony/terrace/private garden or consolidated with the communal amenity space,
resulting in a total requirement of 330sqm. The proposal would include 206sqm of
communal amenity space between the two buildings for resident use only and a further
152sqm in terraces and balconies direct from residential buildings, resulting in a total
of 358sqm, which is 28sqm more than required under Policy H5. The communal
amenity space area between the two buildings would be for resident use only. Officers
recommend a condition requiring details of the fencing and signage around the
communal open space area demarcating it for resident use only.
6.7.3
Most of the residential units in the front building would not have access to an area of
private open space because providing balconies or terraces on this building would
impact the special interest of the Listed Building, its setting, and the site’s contribution
to the Clapham Road Conservation Area. The 10sqm for each of these flats has been
added to the communal open space area, and it is confirmed that the proposal would
achieve the calculations specified in Policy H5 of the Lambeth Local Plan 2015, and
as such, is considered adequate to meet the needs of future residents.
6.7.4
All private balconies would be south, east and west facing so would receive sunlight
during the day. The applicant has provided an Internal Daylight, Sunlight and
Overshadowing Assessment that demonstrates that the proposed communal private
open space areas would achieve acceptable levels of daylight and sunlight to the
amenity spaces. It is noted that some of the balconies would have louvered screens to
prevent overlooking into adjoining properties and that these would reduce daylight and
sunlight into the corresponding balconies and flats. However the louvers have been
angled to allow sunlight and daylight into the balconies; and the internal Daylight,
Sunlight and Overshadowing Assessment confirms that even with these louvers the
required daylight and sunlight standards are achieved.
6.7.5
The quality of the communal open space is consistent with Policy H5 of the Lambeth
Local Plan 2015 and Standard 4 of the London Plan Housing SPG March 2016, which
requires communal open spaces to be overlooked by surrounding development,
accessible to disabled people, and designed to take advantage of direct sunlight.
However, officers are very disappointed with the landscaping scheme and its
contribution to the quality of the communal open space. This matter is discussed in
detail at Section 6.17 of this report, where officers recommend a condition requiring
full details of a landscape scheme that better contributes to resident amenity and the
landscape character of the area.
6.8
Children’s Play Space
6.8.1
London Plan Policy 3.6: ‘Children and young people’s play and informal recreation
facilities’, anticipates that development which includes housing shall make provision
for play and informal recreation based on the expected child yield it would generate.
Accompanying guidance: ‘Shaping Neighbourhoods - Play and Informal Recreation
SPG September 2012’ details how the policy shall be implemented in practice. A
minimum 10sqm per child, regardless of age, is recommended as a basis for assessing
future requirements arising from an increase in the child yield of an area. Policy H5
Housing standards of the Lambeth Local Plan 2015 states that provision for play space
should be to at least the requirements set out within the London Plan guidance. Based
on the child yield of the Development, and using the Mayor of London Housing SPG
play space requirement calculator, a total provision of 31.6sqm play space would be
required, average out to play space for 2 children aged under 5 and one child aged 5
to 11.
6.8.2
The applicant proposes to provide 58sqm of children’s play space. This exceeds the
requirements of the ‘Shaping Neighbourhoods - Play and Informal Recreation SPG
September 2012’. No details have been provided about which age group the children’s
play space has been designed for, and it is recommended that these details are
secured by way of condition on any planning permission.
6.9
6.9.1
Dwelling Mix
It is proposed to provide 9 x 1-bedroom dwellings, 14 x 2-bedroom dwellings and 5 x
3-bedroom dwellings on the site. This is considered to be generally consistent with
Policy H4 of the Lambeth Local Plan 2015, which requires a balanced mix of unit sizes,
including family-sized accommodation.
6.9.2
In relation to affordable housing, Policy H4 sets out the preferred borough-wide
housing mix for social / affordable rented and intermediate housing as follows:



1-bedroom units: Not more than 20%
2-bedroom units: 20-50%
3-bedroom+ units: 40%
6.9.3
At Section 6.4 of this report, two potential dwelling mixes are possible depending on
whether a Registered Provider would manage Affordable Rent units on the site or not.
The first option is 6 Intermediate units and the section option is 3 Affordable Rent units
and 1 Intermediate unit.
6.9.4
6 Intermediate Rent units: The applicant proposes to provide 3 x one-bedroom and 3
x two-bedroom Intermediate units, which is not compliant with the Policy H4 housing
mix. However, in this instance (and contingent on the cascade mechanism specified
in Section 6.4 of this report) 100% Intermediate units is considered appropriate. This
is because the smaller units are generally more attainable under shared ownerships
arrangements, with larger units still being unaffordable. Council’s Housing team has
advised that the previous London mayor amended the London Plan Annual Monitoring
Report from different affordability thresholds by family and non-family housing to a
single figure of £90,000 for all intermediate homes (now regardless of bed size). Based
on these changes and on values provided in the viability report, and assuming a 25%
equity and 0.5% rent, Housing officers estimated that the income required to purchase
one of the proposed Intermediate units would be approximately £47,000 and for a onebedroom unit and £58,000 for a two-bedroom unit.
6.9.5
3 Social /Affordable Rent units and 1 Intermediate unit: Under this option the dwelling
mix would be 3 x one-bedroom and 1 x two-bedroom. Again this would not be policy
compliant, however, this would be the maximum number of affordable housing units
which could viably be provided on the site. It could be possible to provide a threebedroom unit however this would further reduce the number of affordable housing units
from 4 to 3, which is not considered to be a meaningful proposal.
6.10 Sustainability
6.10.1 The London Plan 2016 sets London wide targets that development should achieve for
minimising carbon dioxide emissions. Council’s Sustainability Consultant advised that
a carbon reduction of 35% would be required for the new build element in order to
meet the London Plan 2016 targets, and that 35.32% reduction is proposed.
6.10.2 Policy EN4 of the Lambeth Local Plan 2016 requires all new non-residential
development and non-self-contained residential accommodation, should meet at least
BREEAM ‘Excellent’ unless it is demonstrated that it is not technically feasible or viable
to do so. Council’s Sustainability Consultant advised, subject to condition, that this
policy has been achieved and that a BREEAM new construction pre-assessment was
provided for the non-residential element achieving 72.1% and BREEAM Excellent, and
a BREEAM domestic refurbishment pre-assessment was provided achieving 73.72%
and BREEAM Excellent.
6.10.3 Policy 5.15 Water Use and Supplies of the London Plan 2016 states that new dwellings
should be designed so that mains water consumption meets a target of 105 litres of
water or less per person per day. The proposal achieves this policy with consumption
of 104 litres of water per person per day.
6.10.4 Policy 5.9 Overheating and Cooling of the London Plan 2016, requires major
development proposals to reduce potential overheating and reliance on air
conditioning systems. Council’s Sustainability Consultant has reviewed the submitted
documents and advised that the development would be regulation compliant in regards
to over-heating. However, the Council’s sustainability consultant noted that the
submitted report states that the final overheating analysis would be carried out as the
design progresses, and as a result recommended a condition requiring evidence (e.g.
photographs, installation contracts and as-built certificates under the Standard
Assessment Procedure/National Calculation Method) to 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 to the new build elements.
6.11 Secure by Design
6.11.1 Under Policy Q3 of the Lambeth Local Plan 2015, developments are expected to utilise
good design to design out opportunistic crime, antisocial behaviour and fear of crime
in a site-specific manner.
6.11.2 No formal response was provided by the Metropolitan Police’s Designing Out Crime
team about the application documents, however, detailed pre-application advice was
provided on earlier schemes. The Designing Out Crime team advised that Secured by
Design minimum standards for physical security were recommended for all new doorsets and windows on this development together with BS 5489- 1:2013 external lighting
for communal areas. It is recommended that these outcomes are secured by condition.
6.11.3 The applicant has otherwise incorporated the design features recommended by the
Designing Out Crime team during pre-application discussions including a secure gate
at the front of the building to restrict casual access to the site and secondary access
door sets to the residential units. It is noted that all communal areas will be overlooked
from either the residential units of office area, contributing to perceptions of safety.
6.11.4 Officers are satisfied that subject to a condition requiring the development to be
constructed and operated thereafter to ‘Secured by Design Standards’ that the
development achieves Policy Q3 of the Lambeth Local Plan 2015.
6.12 Backland Development and the Proposed Building Layout
6.12.1 Policy Q14 ‘Development in gardens and on backland sites’ supports the
redevelopment of previously developed backland sites where the amenity of adjoining
properties is appropriately considered and protected. Specifically Policy Q14 (e)
contains 5 ‘amenity tests’ for development to achieve. These tests with responses are
provided in the table below:
Amenity test
Response
(i) the replacement buildings are sited
to maintain or improve upon existing
neighbour relationships;
Impacts on neighbouring properties are
discussed at section 6.18 of this report. In
summary it is considered that the proposal
would maintain or improve upon existing
neighbour relationships.
(ii) any increases in height (in relation
to existing development on the site)
will not have any adverse impact;
The proposed building height is discussed
at section 6.14 of this report. The
proposed increase in building height would
be accompanied by increased building
setbacks. Officers are of the opinion that
there will be no adverse impact on
neighbouring properties.
(iii) forms and heights remains
subordinate to its built context;
Council Conservation and Urban Design
team have confirmed that the proposed
rear building would remain subordinate to
the Listed Building at the front of the site.
The proposed building height is otherwise
consistent with surrounding residential
properties. The proposed rear building is
generally not visible from the public
domain and in this regard remains
subordinate to its built context.
(iv) existing accesses are maintained
and adequately provides pedestrian
access, vehicle turning and access for
fire appliances.
Existing accesses are maintained. The
proposal creates a new pedestrian only
access that would improve on-site
pedestrian safety.
(v) access arrangements will cause no
nuisance.
Access remains from the front of the site.
One crossover is to be removed, which will
have benefits to pedestrian and traffic
flows along Clapham Road.
6.12.2 In summary, it is considered that the proposal achieves the amenity tests set out at
Policy Q14 (e) of the Lambeth Local Plan 2015.
6.12.3 The proposed layout, which features residential frontages to Clapham Road and
commercial uses at the rear of the site is consistent with and would result in a visual
improvement to the character of the Clapham Road Conservation Area. The
Conservation Area Statement 2012 advises “The conservation area has an overriding
residential character to it with the majority of the development being a mix of flat or
houses. There are instances of commercial and community uses within the
conservation area primarily located along Clapham Road. Whilst these commercial
uses bring additional vitality to the streetscape they also introduce discordant elements
such as the prominent commercial advertisements and signage.”
6.12.4 The proposed development would remove existing “discordant elements” associated
with the current development. Currently the site has a strong commercial feel, with
prominent signage that does not interface appropriately with the overriding residential
character of the Clapham Road Conservation Area. The proposed development would
move the commercial uses to the rear of the site, restoring the original residential
character of the site when viewed from Clapham Road, resulting in a positive outcome
to the appearance of the Clapham Road Conservation Area.
6.12.5 It is also considered that the proposed site layout and footprint has adequately taken
into account the site context and constraints. For example:


The proposed front building has been orientated and designed to match the
orientation and proportions of other buildings along Clapham Road to respect the
layout of the on-site Listed Building and the general character of the Clapham Road
Conservation Area; and
The front portion of the proposed rear building has been set back to match the
adjoining buildings on Archer Mews and this would provide visual consistency
between the two properties.
6.12.6 The layout of the rear portion of the proposed rear building, which features large side
setbacks, is a common design response for plots of this size and nature. Similar
examples can be found in developments on the opposite side of Clapham Road.
6.12.7 It is noted that had the layout of the rear portion of the proposed rear building been
provided as a mews type development, rather than in the proposed form, that this
would have resulted in rear facing windows and terraces rather than side facing
windows and terraces. In either scenario, whether there was side or rear facing
windows and terraces, it would be essential for the building design to incorporate
adequate features to protect the reasonable amenity expectations of adjoining
properties; this is discussed at Section 6.18 of this report.
6.12.8 Council’s Conservation and Urban Design team has advised that the proposed building
layout, which would feature a reduced footprint when compared to the existing
warehouse, would represent an improvement on current poor boundary relationships.
6.13 Building Design
Overall building design
6.13.1 The proposed front building design is in keeping with the Listed Building and the
Clapham Road Conservation Area. It includes building heights, fenestration
proportions, parapet heights and overall details to respect the Listed Building and to
be in keeping with the neighbourhood character. The proposed street presentation is
a significant improvement from that of the existing commercial buildings.
6.13.2 The proposed rear building incorporates traditional building elements, such as stock
brick, with contemporary elements. Generally the contemporary elements would not
be visible from the public domain as the rear of the site is almost entirely hidden from
view from the street. Council’s Conservation and Urban Design team have advised
that the proposed design is acceptable for the site, and no changes are required for
the development to integrate appropriately with the Clapham Road Conservation Area.
Where screening is required, this has been provided in the form of louvered screens
that integrate into the building design; they are a design feature that does not diminish
the overall design quality.
Roof design
6.13.3 A mansard roof or recessed roof feature has been incorporated into all sections of the
proposal visible from the public domain, this includes the proposed front building and
the front section of the proposed rear building. These roof designs are common in the
Clapham Road Conservation Area and are often accepted (if designed to a high
standard) as appropriate extensions to heritage buildings.
6.13.4 A flat roof has been incorporated into the rear section of the proposed rear building.
Flat roofs are not alien to the Clapham Road Conservation Area. The Clapham Road
Conservation Area Statement, March 2016 advises that the roofscape of the
conservation area is varied, and that extensions and returns of earlier houses,
especially those with basements, tend to be flat to front and rear. It is also noted that
a flat roof was approved for the 3-5 storey development at 380 Clapham Road (also
located in the Clapham Road Conservation Area) under planning permission with LBL
reference 03/01126/FUL.
6.14 Height and Massing
Height of buildings
6.14.1 The proposed building height would be respectful of the Listed Building, and the
conservation values and the general character of the area. In regards to the proposed
front building, it would be four-storeys in height to match the height of adjoining
properties along Clapham Road.
Figure 2: Proposed front elevation of the front building.
6.14.2 In regards to the proposed rear building, its three storey height, with a modest fourth
storey element incorporated into a recessive roof-style form, is in keeping with
immediately surrounding residential buildings, which range from three to four storeys
in height with occasional single and two storey built form elements.
Figure 3: Elevation of the proposed rear building with the Listed Building to the right and dwellings along
Atherfold Road to the left
6.14.3 The recessed roof would not be highly visible from adjoining properties, and would not
be visible from many angles. This is because the recessed roof is set back significantly
from the second floor parapet and as a result is screened by this parapet. The concept
is illustrated below at Figure 3.
Figure 4: Proposed front elevation of the rear building showing that the recessed roof would generally
not be visible from the adjoining properties.
6.14.4 It is noted that a taller scheme of part 5, part 4 and part 3 storeys was approved nearby
in the Clapham Road Conservation Area almost directly opposite site on the other side
of Clapham Road under planning permission with LBL reference 01/00143/FUL in
2001.
Height of boundary walls
6.14.5 The height of development along the property boundary would increase in some
locations, but would also decrease in others, resulting in the overall area of boundary
wall decreasing noticeably along all property boundaries. This would provide an overall
visual improvement when the site is viewed from adjoining properties.
6.14.6 The images below visualise where the proposed boundary walls would increase and
decrease in area when compared to the existing boundary walls. The areas shaded
red represent where the proposed boundary walls would increase in area, while the
areas shaded in blue represent where the proposed boundary walls would decrease
in area. As can be seen, the decrease in boundary wall area is greater than the
increase in boundary wall area
Figure 5: proposed changes to the property boundary wall massing
6.14.7 The two properties most likely to be impacted by the proposed changes to the
boundary wall are 1 Hazelwood Mews and 361 Clapham Road; these properties are
discussed below.
6.14.8 In regards to the shared boundary wall with 1 Hazelwood Mews, it is proposed to
increase the height of the existing boundary wall from 5.95m to 10.5m for a distance
of 4.7m, and then decrease the height of the existing boundary wall from 6m to 2.5m
for a distance of 19.8m. It is acknowledged that a 10.5m wall adjoining an area of
private open space is high, but overall the proposed boundary wall would be much
smaller and would reduce in area when viewed from 1 Hazelwood Mews, and officers
are of the opinion that the proposed boundary wall would not have a negative impact
on the dwelling at 1 Hazelwood Mews.
Figure 6: Location of 361 Clapham Road and 1 Hazelwood Mews
6.14.9 There is a similar outcome for 361 Clapham Road. Although there are areas where the
boundary wall height would increase, overall the boundary wall reduces in height,
including the section of the wall immediately adjacent to the dwelling at 361 Clapham
Road. Officer are again of the opinion that the proposed boundary wall would not have
a negative impact on the dwellings at 361 Clapham Road.
Massing
6.14.10
The proposed volume of above ground buildings would reduce on the site from
10,944 cubic metres to 10,673 metres. This would be achieved as the applicant
proposes to accommodate all of the increase in floor area at basement level, and this
does mean that the actual mass above ground level reduces on the site. This indicates
that the applicant is not proposing to overdevelop the site when the proposal is
considered in the context of the existing built form on the site.
6.14.11
It is acknowledged that the proposed building would have a greater height than
the existing building, however it is considered that the visual impact of this additional
height would be offset by the proposed rear building being set back significantly from
the property boundaries.
6.15 Impact on the Listed Building
6.15.1 363 Clapham Road is developed with a three-storey 19th Century Grade II Listed
Building, which was most recently used as an ancillary office to the MOT garage.
Currently the Listed Building includes an unoriginal two-storey side bay extension, with
commercial and industrial buildings to the rear. The front garden, which forms the
setting when viewed from Clapham Road, is completely covered in hard standing.
6.15.2 The Listed Building is in a poor state and has been significantly modified internally to
accommodate office use. The building is hemmed in on all sides by the industrial
buildings, and unsympathetic additions.
6.15.3 It is proposed to restore the Listed Building and to restore it to residential use; an
outcome supported by Policy Q20 of the Lambeth Local Plan 2015 and Council’s
Conservation and Urban Design team. The restoration process includes the retention
of remaining original features in the building. The building would be divided into three
residential units, however Conservation and Urban Design officers have advised that
the proposed units have been designed so that the historic building layout is still
legible.
6.15.4 The proposal also includes a new mansard roof above the Listed Building with front
and rear facing dormer windows. Conservation and Urban Design officers have
advised the proposed roof proportions and materials would be sympathetic to the
Listed Building, that the roof would be sufficiently subordinate to maintain the visual
dominance of the Listed Building, and that any harm to the Listed Building is offset by
the benefits of the restoration.
6.15.5 The proposed demolition of the existing side bay extension and the construction of a
new side bay extension has been welcomed by Council’s Conservation and Urban
Design team as a way to improve its appearance. Officers advised that the existing
side bay is of little historic value and the new side bay would improve the setting of the
Listed Building. The new side bay extension has been designed to match the
proportions and materials of the Listed Building, including matching window designs
and materials.
6.15.6 The proposal would have the following additional benefits to the setting of the Listed
Building; it would:



Replace some hard standing in the front garden with soft landscaping;
Restore views of the Listed Building from the rear of the site and from the rear of
adjoining properties; and
Restore the relationship with the building at 365 Clapham Road – 363 and 365
Clapham Road were originally constructed as a pair and this relationship is
restored.
6.15.7 The proposed rear building is part four and part three storeys in height. Originally
officers were concerned that the proposed rear building would not be subordinate to
the Listed Building; however, throughout the pre-application process the applicant
agreed to modify the design to significantly set the proposed rear building away from
the Listed Building (approximately 17m), and to incorporate the top storey of the
proposed rear building into a recessed roof form. Council’s Conservation and Urban
Design team has advised that these design responses have been successful in
maintaining the prominence of the Listed Building. Historic England officers also
provided comments about the Listed Building but provided no objection to the
relationship between the Listed Building and the proposed rear building. Overall, it is
considered that the proposal represents a significant improvement to the setting of the
Listed Building.
6.16 Impact on the Clapham Road Conservation Area
6.16.1 The proposal would make a significant improvement to the appearance of the Clapham
Road Conservation Area, and would deliver two identified ‘enhancement opportunities’
at paragraph 4.10 of the Clapham Road Conservation Area Statement, March 2016,
these are opportunities ‘D’ and ‘E’ which are:


D. Secure the improvement of the landscape treatment (both hard and soft
landscaping) to frontages of properties where appropriate.
E. Replacement of No. 365 Clapham Road with a building that responds in a
sympathetic manner to its listed neighbour at No. 363.
6.16.2 In relation to improved landscape treatments, the proposal includes large open space
areas to the front and rear of the site. Officers are encouraged by this outcome, which
is consistent with paragraph 2.37 of the Clapham Road Conservation Area Statement,
March 2016, which states that front gardens with soft landscaping and trees are an
important part of the character of Clapham Road. However, officer are of the opinion
that more is required of the applicant. This is discussed in detail at Section 6.17 (below)
of this report, in which officers recommend the inclusion of landscape conditions on
any decision notice to secure improved landscaping outcomes on the site.
6.16.3 In relation to the replacement of 365 Clapham Road, the existing 1930’s commercial
building at 365 Clapham Road only makes a neutral contribution to the Conservation
Road therefore its demolition is not opposed. The proposed new building ‘mirrors’ the
residential Listed Building at 363 Clapham Road, as encouraged by the Conservation
Area Statement, resulting in a uniform and ordered appearance that is in keeping with
the character of the Conservation Area and which improves the setting of the Listed
Building.
6.16.4 In relation to the front boundary treatment, the submitted documents show a front
boundary wall in the order of 1.7m in height. Such a fence is not supported as it would
be out of character with the area and would be discordant with the Clapham Road
Conservation Area. Officers recommend the inclusion of a condition requiring details
of the front wall showing it to be no greater than 1.2m in height. Additional requirements
for the front wall in relation to the refuse store are discussed at Section 6.21 of this
report. These include a requirement to lower the height of the bin store to ensure it is
not visually obtrusive.
6.16.5 Officers also support the restoration of the frontage from commercial to residential, in
keeping with the “overriding residential character” of the Clapham Road Conservation
Area.
6.17 Quality of the Landscape Scheme Design
6.17.1 The proposed development would reduce the building site coverage and the amount
of hard standing in the front garden. As a result the submitted landscape scheme
shows new large areas of open space for use by residents and office workers
complemented by a new brown roof. The proposal is a significant improvement on the
existing landscape offering of the site with landscape benefits including:




New landscaping are in the front garden.
New communal open space area between the proposed front building and rear
building for residential use;
New open space either side of the proposed rear building for use by office workers;
and
A new brown roof.
6.17.2 Despite the clear landscape benefits of the proposal, officers are disappointed in the
proposed landscape scheme, which falls short of expectations for a Conservation Area
where trees and landscape areas make an important contribution. Officer are of the
opinion that additional trees, planting and fixed furniture should be placed in the
landscape areas to add to resident and office worker amenity and to ensure the
development makes an appropriate contribution to the landscape character of the area
and the Clapham Road Conservation Area. Council’s Conservation and Urban Design
team has also advised that planting should be used in the front garden to frame the
listed building.
6.17.3 Based on the above, it is recommended that a condition be included on any decision
notice requiring the submission and approval of a detailed landscaping scheme that
incorporates the following:





At least two canopy trees in the front garden, placed to frame the listed building;
Additional planting in the front garden that provides low level screening of the
parking area in the front garden;
At least two canopy trees in the communal open space between the proposed front
building and rear building;
Furniture in the communal open space for use by residents; and
Furniture in the hand landscaping area south of the office entry for use by office
workers.
6.17.4 These changes would ensure the proposal makes a significant and positive
contribution to the landscape character of the area.
6.17.5 It is also recommended that a Landscape Management Plan be secured by way of
condition to ensure the appropriate upkeep of landscaping on the site, but also to
provide a management technique to deal with the significant amount of leaves that are
likely to fall from the trees in the rear garden of 361 Clapham Road onto the subject
site.
6.18 Amenity Impacts on Adjoining Residential Properties
6.18.1 The subject site is located in a sensitive area, in that it is surrounded by multiple
residential properties comprising Hazelwood Mews, Archer Mews and 22 Atherfold
Road to the south, 361 Clapham Road to the north, and 12-20 Atherfold Road to the
east. In this context any development on the site has potential to impact on the amenity
of these properties and must be carefully designed to ensure inappropriate impacts on
the adjoining properties.
6.18.2 It is also recognised that the site is currently developed with a large industrial /
warehouse structure with 5.95m high walls along the property boundaries. It is
acknowledged that there are opportunities to improve the amenity of adjoining
properties.
6.18.3 In relation to residential amenity impacts, Policy Q2 of the Lambeth Local Plan 2015
states development will be supported if visual amenity is not unacceptably
compromised, acceptable standards of privacy are provided, it would not have an
unacceptable impact on levels of daylight and sunlight, and adverse impact of noise is
reduced to an acceptable level. Each of these matters are discussed in the following
material.
Loss of Privacy
6.18.4 Officers initially agreed with the adjoining residents that the application as originally
submitted would have resulted in an unreasonable loss of privacy as a result of direct
views from terraces in the proposed rear building onto adjoining properties. In
particular officers were concerned about overlooking from the following sources:



The side facing third floor terraces in the rear building, which would have provided
direct views from the terraces into the dwellings and areas of private open space to
the north and south; and
The south facing balconies on the first and second floors of the rear building, which
would have provided direct views into the habitable room windows of 1 Hazelwood
Mews.
The north facing walkways on the first and second floors of the rear building, which
face directly towards the communal private open space of 361 Clapham Road.
6.18.5 At the request of officers, the applicant agreed to modify the design of the rear building
to delete the side facing third floor terraces; and to modify the design of louvered
screening along the south facing balconies on the first and second floors of the rear
building to direct views upwards and away from the windows and private open space
of 1 Hazelwood Mews.
6.18.6 The proposed louvered screening along the south facing balconies would work similar
to a tilted venetian blind allowing views upwards and outwards, but preventing views
downwards towards the windows and private open space of 1 Hazelwood Mews. The
louvers would be constructed with opaque glass allowing daylight to penetrate to the
terraces beyond. The louvered screens are considered an acceptable design response
that protects the reasonable privacy expectations of 1 Hazelwood Mews, while still
allowing sunlight and daylight into the proposed terraces. At the time of writing, the
applicant has advised that full details of the louvered screens are being prepared;
these will be made available by way of addendum.
6.18.7 The north facing walkways are to be screened with 1.5m high opaque glazed
balustrades. Subject to condition that the glazed elements are etched, officers are
satisfied that these would maintain acceptable standards of privacy to 361 Clapham
Road. At 1.5m in height, the screens would prevent any casual observations of people
leaving or entering their flats downwards from the walkways towards the communal
private open space of 361 Clapham Road.
6.18.8 The revised design does not remove all oblique views originating from the subject site
to adjoining properties; but importantly it has removed or screened all direct views and,
as a result, officers are satisfied that the proposal maintains an acceptable level of
privacy to adjoining properties. It is recommended that a condition is included on any
planning permission requiring the screening solutions to be retained in perpetuity.
Loss of Daylight and Sunlight
6.18.9 Several of the letters of objection related to the loss of daylight and sunlight and
questioned the accuracy of the methodology and findings in the applicant’s Daylight,
Sunlight and Overshadowing Assessment.
6.18.10
To ensure the accuracy of the Daylight, Sunlight and Overshadowing
Assessment, Council officers engaged an independent daylight and sunlight specialist
to review the application documents and to advise on its accuracy, methodology and
findings. The independent specialist required more detailed information to be provided,
but was able to fully endorse the applicant’s analysis and conclusions and confirm that
there would likely be no noticeable impact to the neighbouring properties in daylight,
sunlight and overshadowing terms.
6.18.11
It is noted that the proposal would reduce the height of the boundary walls close
to many of the adjoining properties allowing improved daylight and sunlight in several
locations.
6.18.12
Based on the above, officers are satisfied that the proposal would not have any
unreasonable impacts in relation to daylight, sunlight and overshadowing.
Visual Bulk
6.18.13
The visual impact of the boundary walls is discussed above at Section 6.14 of
this report. In summary, officers are of the opinion that the proposed boundary walls,
which are smaller in area than the existing boundary walls, would not have a negative
visual impact when viewed from all adjoining properties.
6.18.14
It is acknowledged that the proposed building would have a greater height than
the existing building, however it is considered that the visual impact of this additional
height would be offset by the proposed rear building being set back from the property
boundaries.
6.19 Impact on Trees Located on Neighbouring Property
6.19.1 The planning application does not include the removal of any trees on either the subject
site or neighbouring properties.
6.19.2 The proposal would be constructed very close to trees growing in the rear garden of
361 Clapham Road. The applicant’s arboricultural report recommends several
measures to protect these trees during the demolition and application phases. These
include tree protection barriers, ground protection barriers, leaving the existing wall
foundations in situ, not digging out redundant underground services, avoiding soil level
re-grading within Root Protection Areas and landscaping to be carried out by hand
where possible. To ensure these measures are all implemented, officers recommend
that a condition is included on any planning permission ensuring all of the tree
protection measures detailed in the report are adhered to.
Photo: trees in the rear garden of 361 Clapham Road with tree T4 to the right
6.19.3 Initially officers were also concerned that the excavation works associated with the
proposed basement level would cut through roots of the trees in the rear garden of 361
Clapham Road and thus impact on the trees overall health.
6.19.4 However, the applicant’s arboricultural report advises that despite the close proximity
to the shared property boundary, the roots of the trees in the rear garden of 361
Clapham Road have not extended onto the subject site. This is because the
foundations of the existing boundary walls on the subject site are approximately 2m
deep and the roots from the trees at 361 Clapham Road have not been able to cross
past these foundations onto the application site. Therefore any ground works on the
subject site would not cat through the roots of the trees at 361 Clapham Road and
impact on the health of the trees. This was supported by findings from trial pits dug by
the applicant which confirmed that no roots had crossed from the trees in the rear
garden of 361 Clapham Road onto the subject site.
6.19.5 Council’s tree and landscape officers have reviewed the applicant’s arboricultural
report and advised that they are satisfied with the general approach to protecting the
health of the trees on 361 Clapham Road and advised that it is highly unlikely that the
roots of the trees in the rear garden of 361 Clapham Road. Council’s tree and
landscape officers also advised that it essential that the foundations of the existing
boundary wall are maintain in situ. As such, officers recommend a condition requiring
full details of the proposed construction method that will be used to retain the existing
boundary wall foundations.
6.19.6 Officers acknowledge that the applicant’s arboricultural report recommends the
removal of tree T4 because it is pressing against the existing warehouse wall and
possibly causing damage to the wall; tree T4 is located in the rear garden of 361
Clapham very close to the shared property boundary with the subject site,. However,
the applicant cannot remove trees on adjoining properties. Whether this tree is
removed or not is a civil matter that the applicant and adjoining landowners will need
to address, and does not impact on the ability of the Planning Application Committee
to determine the current application. Council’s tree and landscape officers have seen
photos of tree T4 and have advised that they would not oppose its removal.
6.19.7 If the proposal is constructed, it would require the trimming of some of the canopies of
the trees overhanging from 361 Clapham Road. As the site is within the Clapham Road
Conservation Area, the applicant would be required to give notice under Section 211
of the Town and Country Planning Act 1990 before the trimming could occur.
6.20 Parking
Car Parking
6.20.1 It is proposed to provide three car parking spaces in the front garden. This is a
reduction from the existing 12 spaces marked in the front garden (although 18 cars
have been observed parked in the front garden). The applicant has proposed one
space for a blue badge user, while the other two would be car club spaces.
6.20.2 Policy T7 of the Lambeth local Plan 2015 supports car free developments particularly
in locations with excellent public transport access. The application site has a PTAL
rating of 6a and is a suitable location for a car-free development, therefore there is no
objection to no car parking spaces being provided for the proposed uses.
6.20.3 In relation to disabled car parking, Transport for London provided late advice that the
on-site car parking spaces should be kept under review and converted for blue badge
use should demand dictate. Officer agree that insufficient spaces are provided for blue
badge holders. Officer preference is for one of the car club spaces to be converted for
blue badge use. Two car club spaces is considered excessive for the site of 28
residential units, and two blue badge spaces is considered appropriate for a
development of this scale with such excellent public transport access. It is
recommended that conversion of one of the car club spaces to a blue badge space is
secured by way of condition.
Cycle Parking
6.20.4 It is proposed to provide 80 cycle parking spaces in accordance with the requirement
of the London Plan 2016; 50 spaces for residential use on the ground floor of the front
building, and a further 30 spaces for office workers outside the Business Centre.
6.20.5 Council’s Transport and Highways team have confirmed they are satisfied with the
location and number of cycle parking spaces, but have requested the inclusion of a
condition requiring details showing the spaces will be secure, sheltered and horizontal.
6.21 Refuse Storage and Collection, and Servicing and Delivery Arrangements
6.21.1 It is proposed to provide 8 x 1,280 litre Eurobins along the front property boundary to
satisfy the waste and refuse requirements of the proposal. Council’s Transport and
Highways team have confirmed calculations that the 8 Eurobins, which would include
5 bins for regular waste and 3 bins for recycling material, would be adequate to meet
the needs of the site.
6.21.2 Council’s Conservation and Urban Design team has advised that the proposed location
of the bin storage is acceptable in principle. However, as the bins appear to be
industrial bins, the proposed front boundary would require added protection such as
rubber buffering, and it may be necessary for the bin storage to be slightly sunken into
the ground to reduce the visual presence of the bins in keeping with the character of
the Clapham Road Conservation Area. The Conservation and Urban Design team has
requested that these details are secured by condition.
6.21.3 It is proposed that waste collection vehicles would enter the site and rest in the front
car park (beside or behind any parked cars) during the waste collection process. The
waste collection vehicle would then have space for a three point turn to exit the site in
a forward direction. Council’s Transport and Highways team has confirmed there is
sufficient space for these manoeuvres for a 9-metre vehicle, allowing adequate space
for a typical waste collection vehicle.
6.21.4 It is anticipated that most of the service and delivery vehicles associated with the
Business Centre would be small vans that could easily manoeuvre within the proposed
front car park. Council’s Transport and highways team has confirmed that this would
not unreasonably contribute to highway congestion or create a safety hazard.
6.22 Flooding and Basement Accommodation
6.22.1 The site is in Flood Zone 1 (low probability). The applicant has provided a Drainage
Strategy advising that the drainage and soakway have been designed taking into
account a 1 in 100 year storm period. The applicant has also provided a Basement
Impact Assessment, which addresses flooding risks. These reports are considered to
adequately ensure the development is appropriately designed to manage flood risks.
However, not enough information has been provided for officers to confirm if the
proposed drainage strategy utilises appropriate sustainability measures, it is therefore
recommended that a condition is included on any planning permission requiring the
submission of details of a sustainable drainage system.
6.22.2 The proposal also includes a basement level in each of the front and rear buildings.
Policy EN5 of the Lambeth Local Plan 2015 provides local policy and guidance on
basements and states that basement proposals shall incorporate appropriate
mitigation measures to ensure the development is safe from all forms of flooding and
does not increase flood risk elsewhere. It also states that applications will be required
to demonstrate that the proposal would not cause harm to the built and natural
environment and local amenity and would not result in flooding or ground instability.
The applicant has provided a Basement Impact Assessment with the application
documents, which indicates that the development would not cause harm to the built
and natural environment and local amenity, nor would it lead to ground instability, or
adversely impact the ground water flow, water levels and drainage. However, due to
the close proximity of the site to the trees in the rear garden of 361 Clapham Road and
requirements in this report for the existing boundary walls to be retained, it is
recommended that the Basement Impact Assessment is undated specifically
addressing this matter.
6.23 Land Contamination
6.23.1 The application site has been used for a number of industrial purposes, including oil
store, for over 50 years, and as a result is highly likely to be contaminated. Policy EN4
of the Lambeth Local Plan 2014 states “adequate remedial treatment of any
contaminated land will be required before development can commence”. It is therefore
recommended that a series of conditions are included on any planning permission
requiring the following before the development commences:


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.
6.24 S106 and CIL
6.24.1 Policy D4 Planning obligations of the Lambeth Local Plan 2015 specifies when Section
106 planning obligations will be sought. This includes to secure affordable housing and
to fund local improvements to mitigate the impact of the development.
6.24.2 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.
Transport and Movement
 One car club parking spaces is to be provided on site.
 All residents are to be provided car club membership for the first two years after
completion.
 No occupiers of the residential units on site shall be eligible to apply for parking
permits (unless holder of Disabled Persons’ badge).
Affordable Housing
 Approach Registered Providers as specified by and in consultation with Council’s
Housing team, offering the affordable housing at a policy compliant tenure mix
comprising 3 social / affordable rent units and 1 intermediate rent unit or other mix
as agree in writing by the Local Planning Authority. If within a 6 month period a
Registered Provider agrees to manage the affordable housing units at a policy
compliant tenure mix then the affordable housing is to be provided in this manner;
or
 If no Registered Provider agrees to manage the affordable housing units at a policy
compliant tenure mix then the units could be provided as 100% Intermediate
comprising 3 x one-bedroom and 3 x two-bedroom units.
Employment, Skills, Training and Labour
 Submission of an Employment and Skills Plan
 Local Labour in Construction Contribution £26,989.20
 Employment and Training Contribution £25,354.20
 Considerate Constructors Scheme
Office Space
 The office is to be built to turnkey standards allowing for immediate occupancy.
6.24.3 If the application is approved and the development is implemented, a liability to pay
the Lambeth Community Infrastructure Levy (CIL) will arise. The estimated Lambeth
CIL contribution is to be reported by way of addendum.
6.24.4 The London Mayoral CIL would also be applicable. The London Mayoral CIL will be
applied towards the cost of Crossrail.
6.25 Construction Impacts
6.25.1 The proposed demolition and construction activities have potential to impact on the
amenity of adjoining properties, particularly as the development includes the
excavation of a basement level and the demolition of some of the shared boundary
walls. For these reasons officers recommend the inclusion of a planning condition
requiring the submission of a detailed Method of Demolition and Construction
Statement which provides full details of the proposed demolition and construction
methodology. The statement should advise how neighbours will be notified of any
works, and all reasonable measures to protect residential amenity.
7
CONCLUSION
7.1
The proposed development comprises 28 residential units and 1,478sqm of office space
within two buildings that are three-storeys with additional mansard or recessed roof
levels.
7.2
The proposal does reduce the quantum of employment space on the site, however the
proposed office use would appeal to SME and result in over double the jobs being
provided on the site, and would better reflect the type of employment land required in
the area.
7.3
The proposed affordable housing does not meet Council’s expectations for 40%
affordable housing in a 70:30 mix of affordable rented and intermediate. However, the
developer has agreed to drop the profit margin to 17% and officers are satisfied that the
maximum reasonable provision of affordable housing has been provided. The applicant
proposes that 100% of the affordable housing as Intermediate units, however officers
recommend a planning obligation to allow Council’s Registered Providers an opportunity
to manage Affordable units on the site at detailed in Section 6.4 of this report.
7.4
Subject to condition, the proposed offices and residential units would be built to an
acceptable standard. All of the residential units exceed the minimum space requirement
in the London Plan 2016 and the open space requirements in the Lambeth Local Plan
2015 indicating a high standard of development.
7.5
The proposal includes the restoration of the Listed Building at 363 Clapham Road and
its conversion to its original residential use. Subject to condition, the proposal would
significantly improve the setting of the Listed Building and makes a positive contribution
to the Clapham Road Conservation Area; this would be achieved through the provision
of a front garden, restoring the “pair” with the Listed Building at 365 Clapham Road, and
moving buildings away from the rear of the Listed Building to open up views of the
building.
7.6
The proposed rear building is three-storeys in height with an additional recessed roof
level above. The design incorporates traditional materials with contemporary design
elements. Council’s Conservation and Urban Design team has advised the building is
appropriate for the Clapham Road Conservation Area, and sufficiently set back from the
Listed Building to protect its setting. The proposed building heights are representative
of other buildings in the area.
7.7
Subject to condition, the proposal would not have any unreasonable amenity impacts on
adjoining properties. Overlooking / loss of privacy is reduced through a louvre system
and balustrading that blocks all direct views into habitable room windows and private
open space while allowing an outlook and views to the sky. The applicant has provided
evidence that the proposal would not unreasonably impact neighbouring daylight,
sunlight and overshadowing; a conclusion that has been independently verified through
a daylight and sunlight specialist. The proposal would not be visually overwhelming
when viewed from adjoining properties. The actual area of boundary wall development
would significantly reduce, and any impacts from the proposed increased building height
would be offset by the increased side setbacks.
7.8
The site is suitable for a car free development, and subject to condition, the proposal
provides adequate parking for disabled residents. Council’s Transport and highways
team has confirmed that the proposed delivery and servicing, including waste collection,
would not unreasonably contribute to highway congestion or create a safety hazard.
7.9
The approval of the proposed development would be subject to conditions and
informatives as set out in Sections 8 of this report, and would require the completion of
a S106 agreement as set out in Section 6.24 of this report.
7.10 For these reasons and those set out throughout this report, and subject to the conditions
and informatives detailed below, officers consider that the Development would be in
general compliance with the Development Plan for the Borough, and that there are no
material considerations of sufficient weight that would dictate that the application should
be refused.
8
RECOMMENDATION
Application 16/01229/FUL
8.1
Resolve to grant conditional planning permission.
8.2
Agree to delegate authority to the Director of Planning and Development to:
1. Finalise the recommended conditions as set out in this report including such
refinements, amendments, additions and/or deletions as the Director of Planning and
Development considers reasonably necessary;
2. Negotiate, agree and finalise the planning obligations pursuant to section 106 of the
Town and Country Planning Act 1990, including refining, adding to, amending and/or
deleting the obligations detailed in the heads of terms as the Director of Planning and
Development considers reasonably necessary; and
3. Complete the planning obligations referred to above.
8.3
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.
Application 16/01230/LB
8.4
Resolve to grant Listed Building Consent.
8.5
Agree to delegate authority to the Director of Planning and Development to
finalise the recommended conditions as set out in this report including such
refinements, amendments, additions and/or deletions as the Director of Planning
and Development considers reasonably necessary.
Conditions(s) and Reasons(s)
Recommended Conditions – Application 16/01229/FUL
1. Time limit
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 of the Town and Country Planning
Act 1990.
2. Approved Documents
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.
3. Method of Demolition and Construction Statement
No demolition or construction shall commence until full details of the proposed demolition
and construction methodology, in the form of a Method of Demolition and Construction
Statement, has been submitted to and approved in writing by the Local Planning Authority.
The Method of Demolition and Construction Statement shall include details of:
a)
b)
c)
d)
e)
f)
The notification of neighbours with regard to specific works;
Advance notification of road closures;
Details regarding parking, deliveries, and storage;
Details regarding dust mitigation;
Details of measures to prevent the deposit of mud and debris on the public highway;
Details of a temporary lighting strategy, including details of temporary lighting of all
public areas and buildings showing acceptable positioning and levels of glare;
g) Details of the hours of works and other measures to mitigate the impact of demolition
and construction on the amenity of the area. The hours of deliveries associated with
demolition and construction activity should work around the core school hours at
nearby schools; and
h) Any other measures to mitigate the impact of demolition and construction upon the
amenity of the area and the function and safety of the highway network.
No demolition or development shall commence until provision has been made to
accommodate all site operatives', visitors' and construction vehicles loading, off-loading,
parking and turning within the site or otherwise during the construction period in
accordance with the approved details. The demolition and development shall thereafter
be carried out in accordance with the details and measures approved in the Method of
Construction Statement.
Reason: This is required prior to demolition and construction to avoid hazard and
obstruction being caused to users of the public highway and to safeguard residential
amenity during the whole of the demolition and construction period. (Policies T6 and Q2
of the Lambeth Local Plan, September 2015).
4. Construction Logistics Plan
No development shall commence until such time as a Construction Logistics Plan (CLP)
for the project has been submitted to and approved in writing by the Local Planning
Authority. The CLP shall define the timings and various activities to take place during the
different phases of the demolition and construction periods. The development shall
thereafter only be constructed in accordance with the Construction Logistics Plan.
Reason: To ensure that the Construction Logistics for the development minimise nuisance
and disturbance in the interests of the amenities of adjoining occupiers and of the area
generally, and to avoid hazard and obstruction to the public highway (Policies Q2 and EN4
of the Lambeth Local Plan (2015)).
5. Non Road-Mobility 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 in line with
London Plan 2015 Policy 7.14 and the Mayor’s SPG: The Control of Dust and Emissions
During Construction and Demolition.
6. Basement Method Statement and Flood Risk Assessment
No development shall commence until a Basement Method Statement and Flood Risk
Assessment have been submitted to and approved in writing by the Local Planning
Authority. This statement shall include details regarding:
i)
j)
Detailed site specific analysis of hydrological and geotechnical local ground conditions;
Analysis of how the excavation of the basement may impact on the water table and
any ground water floor, and whether water perched is present;
k) Details of how flood risk, including risk from groundwater and surface water flooding
has been addressed in the design, including details of any proposed mitigation
measures;
l) Details of measures proposed to mitigate any risks in relation to land instability, this is
to include details on the retention of the existing boundary wall foundations along the
northern boundary;
m) Demonstration of how cumulative effects have been considered;
n) A comprehensive non-technical summary document of the assessments provided and
information submitted against (a) to (e) of this condition.
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. Sustainable Drainage System
No building hereby permitted shall be occupied until surface water drainage works have
been implemented in accordance with details that have been submitted to and approved
in writing by the local planning authority. Before these details are submitted an
assessment shall be carried out of the potential for disposing of surface water by means
of a sustainable drainage system in accordance with the principles set out in the national
Planning Practice Guidance (or any subsequent guidance), and the results of the
assessment provided to the local planning authority. Where a sustainable drainage
scheme is to be provided, the submitted details shall include:
a) information about the design storm period and intensity, the method employed to delay
and control the surface water discharged from the site and the measures taken to prevent
pollution of the receiving groundwater and/or surface waters;
b) a timetable for its implementation; and
c) a management and maintenance plan for the lifetime of the development which shall
include the arrangements for adoption by any public authority or statutory undertaker and
any other arrangements to secure the operation of the scheme throughout its lifetime.
Reason: To manage the water environment of the development and mitigate the impact
on flood risk, water quality, habitat and amenity value (Policies EN5 and EN6 of the London
Borough of Lambeth Local Plan (2015)).
8. Land Contamination
A) No development other than demolition to the ground floor level 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, 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 a);
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.
B) Prior to occupation of any part of the development, a verification report demonstrating
completion of the works set out in the approved remediation strategy and the effectiveness
of the remediation shall be submitted to and approved in writing by the local planning
authority. The report shall include results of sampling and monitoring carried out in
accordance with the approved verification plan to demonstrate that the site remediation
criteria have been met. It shall also include any plan (a “long-term monitoring and
maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and
arrangements for contingency action, as identified in the verification plan, and for the
reporting of this to the local planning authority.
C) 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 may be present by ensuring that any
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 (Policy 5.21 of the London Plan (2015) and EN4 of the
Lambeth Local Plan (2015)).
9. Archaeology
No development, other than demolition to the existing ground level, shall commence until:
a) A programme of archaeological observation and recording in respect of any anticipated
geotechnical site investigation, in accordance with a Written Scheme of Investigation, has
been submitted to and approved by the Local Planning Authority in writing;
b) The programme of site related archaeological observation and recording in accordance
with a Written Scheme of Investigation has been implemented; and
c) A report on the evaluation in accordance with a Written Scheme of Investigation has
been submitted to and approved by the Local Planning Authority in writing.
The development shall not be occupied until the site investigation and post-investigation
assessment has been completed in accordance with the programme set out in the Written
Scheme of Investigation, and the provision for analysis, publication and dissemination of
the results and archive deposition has been secured.
Reason: To protect heritage assets of archaeological interest that may survive on the site
through the provision of appropriate archaeological investigation, including the publication
of results. (Section 12 of the NPPF and Policy Q23 of the Lambeth Local Plan 2015).
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 any 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 the Lambeth Local Plan 2015).
11. Secure by Design
The development shall be constructed and operated 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 the development.
Reason: To ensure that the development maintains and enhances community safety
(Policy Q3 of the London Borough of Lambeth Local Plan (2015)).
12. Cycle Store
Prior to the commencement of above ground works of the development hereby permitted,
details of the provision to be made for cycle parking, including plans and elevations, shall
be submitted to and approved in writing by the Local Planning Authority. The cycle parking
shall thereafter be implemented in full in accordance with the approved details before the
use hereby permitted commences and shall thereafter be retained solely for its designated
use. The cycle parking must be secure and covered and all spaces should be horizontal.
Reason: To ensure adequate cycle parking is available on site and to promote sustainable
modes of transport (Policies T1, T3 and Q13 of the London Borough of Lambeth Local
Plan (2015)).
13. Refuse Store
Prior to the commencement of the uses hereby permitted, details of waste and recycling
storage for the development shall be submitted to and approved in writing by the local
planning authority. The waste and recycling storage shall be provided in accordance with
the approved details prior to the commencement of the uses hereby permitted, and shall
thereafter be retained solely for its designated use. The height of the waste and recycling
store must not exceed 1.2m in height along the front property boundary. The waste and
recycling storage areas/facilities should comply with Lambeth’s Refuse & Recycling
Storage Design Guide (2013) or subsequent superseding equivalent, unless it is
demonstrated in the submissions that such provision is inappropriate for this specific
development.
Reason: To ensure suitable provision for the occupiers and users of the development, to
encourage the sustainable management of waste and to safeguard the visual amenities
of the area and the Clapham Road Conservation Area (Policies Q2, Q12 and Q22 of the
London Borough of Lambeth Local Plan (2015)).
14. Waste Management Strategy
Prior to the occupation of the development, a Waste Management Strategy shall be
submitted to and approved in writing by the local planning authority. The development
hereby permitted shall be built in accordance with the approved details and shall thereafter
be retained solely for its designated use. The use hereby permitted shall thereafter be
operated in accordance with the approved Waste Management Strategy. The Waste
Management Strategy will align with the guide for architects and developers on waste and
recycling storage and collection requirements.
Reason: To ensure suitable provision for the occupiers of the development, to encourage
the sustainable management of waste and to safeguard the visual amenities of the area
(policies Q2 and Q12 of the London Borough of Lambeth Local Plan (2015)).
15. Sample and Schedule of Materials
No development other than demolition to the ground level shall commence until samples
and a schedule of the materials to be used in the external elevations has been submitted
to and approved in writing by the local planning authority. The development hereby
permitted shall thereafter be built and maintained in accordance with the approved details.
The following details are required:
a) Details of all external elevational materials.
b) Details of the front elevation entrance gate. To include a pedestrian side gate for ease
of use.
c) Details of all windows (elevation, plan and section) and doors.
d) Details of the enclosures to the lightwells.
e) Details of the louvre screening to the terraces (elevation, plan, section and sample),
with all obscure glazing to be etched.
f) Details of the opaque glazed balustrades along the northern elevation of the rear building
at first and second floor, with all obscure glazing to be etched.
g) Details and location of rain water goods.
Reason: To ensure that the external appearance of the building is satisfactory [xx and
that it protects or enhances the character and appearance of the Clapham Road
Conservation Area (policies Q2, Q7, Q8 and Q22 of the London Borough of Lambeth Local
Plan (2015)).
16. Plumbing and Pipes
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 and to protect the character of the
Clapham Road Conservation Area (Policies Q5, Q8 and Q22).
17. Adaptable and Wheelchair Accessible Housing (Parts M4(2) and M4(3) compliant)
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 (except those in the Listed Building), 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 (Policy 3.8 of the London Plan (2015) and Policy Q1 of the London
Borough of Lambeth Local Plan (2015) and the guidance in the London Plan Housing SPG
(March 2016)).
18. Hard and Soft Landscaping
Prior to the first occupation of the development hereby permitted, a hard and soft
landscaping scheme shall be submitted to and approved in writing by the local planning
authority. The development hereby permitted shall thereafter be carried out in accordance
with the approved details prior to the first occupation. All trees, shrubs 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 shall 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) Specification of hard landscaping including ground coverage and internal fences, walls
and gates.
e) Details of the children’s play space including confirmation that play equipment is
provided.
f) Details of fencing and signage designating that the residential communal open space
area is available for residential use only.
g) Details of fencing and signage designating that the office open space area is available
for officer worker use only.
h) The replacement of one of the car club spaces in the front forecourt with a blue badge
car parking space.
i) Details of the maintenance of the landscaping scheme, taking into account the large
number of leaves expected to fall onto the site from the trees in the rear garden of 361
Clapham Road.
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, to
ensure the children’s play space meet the requirements of children on the site, and to
ensure an appropriate provision of blue badge car parking spaces and is fit for purpose
(Policies T7, H5, Q2, Q9 and Q10 of the London Borough of Lambeth Local Plan (2015)).
19. Existing vehicular access to be removed
Within 3 months of the installation of the new vehicular access, the existing vehicular
access shall be removed by raising the dropped kerb and reinstating the footway to the
specification required by the Council’s Highways Department.
Reason: To minimise danger, obstruction and inconvenience to users of the highway
(policies T1 and T6 of the London Borough of Lambeth Local Plan (2015)).
20. Boundary treatments
Prior to the commencement of demolition to the boundary walls, a scheme for the siting
and design of all boundary treatments shall be submitted to and approved in writing by the
local planning authority. The approved scheme shall be fully implemented before the use
hereby permitted commences and retained for the duration of the development. The front
boundary wall should not be over 1.2m in height.
Reason: This condition is required prior to demolition in order to ensure that the existing
boundary wall is retained as required and to ensure a high quality landscaping for the
boundaries of the site in the interests of visual amenity (Policy Q15 of the London Borough
of Lambeth Local Plan (2015)).
21. Brown roof - design
Prior to the commencement of above ground works of the rear building, full details of the
brown roof shall be submitted to and approved in writing by the Local Planning Authority.
The submitted details are expected to demonstrate the following as appropriate:
a) Details that the brown roof is compliant with GRO Green Roof Code 2011.
b) Details on materials used in the design, construction and installation of the brown roof
based on the Green Roof Code and the use of biodiversity based extensive/semi-intensive
soils;
c) Details on substrate and plants used in the brown roof, based on a commercial brickbased 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;
d) Details on additional features to the proposed brown roof, such as areas of bare shingle,
areas of sand for burrowing invertebrates and individual logs or log piles.
e) An ecological management and maintenance plan including landscape features and a
cross section of the brown roof.
The development shall be carried out strictly in accordance with the brown 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.
Reason: To safeguard the visual amenities of the area and to ensure that the development
has an acceptable level of sustainability (Policies EN4, Q2 and Q9 of the Lambeth Local
Plan 2015).
22. Brown roof - installation
Prior to first occupation of the buildings, evidence that the brown roof has been installed
in accordance with the approved details shall be submitted to and approved in writing by
the local planning authority.
Reason: To safeguard the visual amenities of the area and to ensure that the development
has an acceptable level of sustainability (Policies EN4, Q2 and Q9 of the Lambeth Local
Plan 2015).
23. Details of PV panels
Prior to the commencement of development above ground level of the rear building, an
elevation drawing including sections, indicating the layout, pitch, orientation of all proposed
PV panels to be used within the development shall be submitted to and approved in writing
by the Local Planning Authority. The drawings shall including a statement describing how
contribution made through the PV panels accords with the targets set out in the revised
Energy Strategy. The development shall be constructed in accordance with the approved
details unless otherwise agreed in writing.
Reason: To ensure that the proposed development meets the sustainable design and
construction requirements and to facilitate a reduction in carbon dioxide emissions through
the use of renewables. (Policy 5.2 of the London Plan (2015) and Policy EN4 of the
Lambeth Local Plan (September 2015)).
24. Use of office space amenity areas
The open space amenity areas set aside for the use of office workers shall not be used
between the hours of 10:00pm and 7:00am on all days.
Reason: To protect the amenities of adjoining occupiers and the surrounding area.
(Policies ED3 and Q2 of the Lambeth Local Plan 2015).
25. Noise from office
Noise from any source of amplified sound, speech or music from the office shall not exceed
the background noise level L90B(A) 15 minutes, when measured from outside the building.
Reason: To protect the amenities of adjoining occupiers and the surrounding area.
(Policies ED3 and Q2 of the Lambeth Local Plan 2015).
26. Party Wall Soundproofing
Prior to the occupation of the residential units, all party walls and the ceiling/floor between
the ground and first floor of the rear building shall be soundproofed and insulated to the
satisfaction of the Local Planning Authority, and thereafter be retained for the duration of
the use, so as to prevent noise permeating into adjoining residential accommodation.
Reason: To ensure that no nuisance or disturbance is caused to the detriment of the
amenities of future occupiers (Policy Q2 of the Lambeth Local Plan (2015)).
27. Noise from the Development
Noise from any mechanical equipment or building services plant, as measured in
accordance with BS4142: 2014, shall not exceed the background noise level L90B(A) 15
minutes, when measured outside the window of the nearest noise sensitive or residential
premises.
Reason: To protect the amenities of adjoining occupiers and the surrounding area (Policy
Q2 of the London Borough of Lambeth Local Plan (2015)).
28. Internal and external plant equipment and trunking
No building works will commence above ground level until full details of internal and any
external plant equipment and trunking, including building services plant, and ventilation
and filtration equipment, have been submitted to and approved in writing by the local
planning authority. The development shall thereafter be carried out in accordance with the
approved details and all flues, ducting and other equipment shall be installed in
accordance with the approved details prior to the use commencing on site and shall
thereafter be maintained in accordance with the manufacturers’ instructions.
Reason: To ensure appropriate appearance and that no nuisance or disturbance is
caused to the detriment of the amenities of adjoining occupiers or to the area generally
(policy Q2 and Q7 of the London Borough of Lambeth Local Plan (2015)).
29. Protection of Office Use
Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order
1987 or the Town and Country Planning (General Permitted Development) Order 2015 (or
any orders revoking and re-enacting those orders with or without modification) the office
area in the basement level and ground floor of the rear building shall only be used for
Class B1 office use and for no other use.
Reason: To ensure there is no inappropriate loss of employment on the site and to ensure
the site continues to provide employment opportunities for local residents (Policy ED2 of
the Lambeth Local Plan (2015)).
30. Parking and Loading Area
The scheme for parking, manoeuvring, and the loading and unloading of vehicles shown
on the submitted plans shall be laid out in accordance with the approved details prior to
the initial occupation of the development hereby permitted and that area shall not
thereafter be used for any other purpose, or obstructed in any way.
Reason: To enable vehicles to draw off, park and turn clear of the highway, minimising
danger, obstruction and inconvenience to users of the adjoining highway and to minimise
impact on amenity (Policies T1, T6, T7, T8 and Q2 of the London Borough of Lambeth
Local Plan (2015)).
31. Deliveries
There shall be no deliveries to the office other than within the following times:


8:00 Hours to 20:00 Hours – Monday through to Friday.
9:00 Hours to 6:00 Hours – Saturdays, Sundays, Bank Holidays or Public Holidays.
Reason: To ensure that no nuisance or disturbance is caused to the detriment of the
amenities of adjoining occupiers or of the area generally. (Policies T8 and Q2 of the
Lambeth Local Plan (2015)).
32. Tree Protection
Throughout the entire demolition and construction periods, all of the tree protection
measures recommended in the approved Arboricultural Method Statement Implications
Assessment and Tree Protection Report, Honey Arboricultural Consultancy, May 2016
must be fully implemented. The tree protection measures shall be retained and maintained
for the duration of the demolition and construction period.
Reason: To ensure the retention of, and avoid irrevocable damage to, the retained trees
adjacent the site that represent an important visual amenity to the locality and the wider
surrounding area (Policies 7.21 of the London Plan (2015) and Q10 of the Lambeth Local
Plan (2015)).
33. Retention of Existing Wall Foundations
The proposed foundations of the existing northern property boundary wall must not be
removed.
Prior to the commencement of any below ground works a report providing full details of
the construction techniques that will be used to ensure the existing northern property
boundary wall foundations are fully retained and not disturbed must be submitted to and
approved in writing by the Local Planning Authority.
Reason: To ensure the retention of, and avoid irrevocable damage to, the retained trees
adjacent the site that represent an important visual amenity to the locality and the wider
surrounding area (policies 7.21 of the London Plan (2015) and Q10 of the Lambeth Local
Plan (2015)).
34. BREEAM – design stage certificate
Within three months of work starting on site a BREEAM UK New Construction 2014 (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 rating will be achieved.
Reason: To ensure that the development has an acceptable level of sustainability (Policy
EN4 of the Lambeth Local Plan September 2015).
35. BREEAM – post construction review certificate
Within 3 months of first occupation of the building(s) a BREEAM UK New Construction
2014 (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 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 September 2015).
36. BREEAM Domestic Refurbishment – design stage certificate
Within three months of work starting on site a BREEAM Domestic Refurbishment (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 rating will be achieved.
Reason: To ensure that the development has an acceptable level of sustainability (Policy
EN4 of the Lambeth Local Plan September 2015).
37. BREEAM Domestic Refurbishment – post construction review certificate
Within 3 months of first occupation of the building(s) a BREEAM Domestic Refurbishment
(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 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 September 2015).
38. Residential Water Use
Prior to first occupation of the buildings 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 residential units 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.
39. Energy Strategy
The development shall be implemented in accordance with the approved Energy Strategy
and no development other than demolition shall commence 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 achieved a 35% reduction in carbon dioxide emissions to the new build
elements.
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) should 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 to the new build
elements.
Reason: To ensure that the development reduces potential overheating and reliance on
air conditioning systems. (Policy 5.9 of the London Plan (2015) and Policy EN4 of the
Lambeth Local Plan (2015)).
40. Energy
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 the approved Energy
Strategy and achieved a 28.01% reduction in carbon dioxide emissions to the new build
elements.
Reason: To ensure that the development makes the fullest contribution to minimising
carbon dioxide emissions in accordance with London Plan Policy 5.2 and Lambeth Local
Plan September 2015 Policy EN3.
41. Sustainable Drainage System
No building hereby permitted shall be occupied until surface water drainage works have
been implemented in accordance with details that have been submitted to and approved
in writing by the local planning authority. Before these details are submitted an
assessment shall be carried out of the potential for disposing of surface water by means
of a sustainable drainage system in accordance with the principles set out in the national
Planning Practice Guidance (or any subsequent guidance), and the results of the
assessment provided to the local planning authority. Where a sustainable drainage
scheme is to be provided, the submitted details shall include:
a) information about the design storm period and intensity, the method employed to delay
and control the surface water discharged from the site and the measures taken to prevent
pollution of the receiving groundwater and/or surface waters;
b) a timetable for its implementation; and
c) a management and maintenance plan for the lifetime of the development which shall
include the arrangements for adoption by any public authority or statutory undertaker and
any other arrangements to secure the operation of the scheme throughout its lifetime.
Reason: To manage the water environment of the development and mitigate the impact
on flood risk, water quality, habitat and amenity value (Policies EN5 and EN6 of the London
Borough of Lambeth Local Plan (2015)).
Recommended Conditions – Application 16/01230/LB
1. Time limit
The works to which this consent relates must be begun not later than the expiration of
three years beginning from the date of this decision notice.
Reason: To comply with the requirement of Section 18(1)(a) of the Planning (Listed
Buildings and Conservation Areas) Act 1990.
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.
3. Internal Details
Notwithstanding the approved drawings, prior to the commencement of internal works,
detailed drawings of the internal works shall be submitted to and approved in writing by
the local planning authority. The development hereby permitted shall be thereafter built in
accordance with the approved details. The following details are required:
a) Details of plasterwork.
b) Details of joinery.
c) Details of building services.
d) Details of fireplaces and chimney pieces.
e) Details where the features specified in items a) to d) above are to be removed, relocated
or altered.
Reason: To safeguard the special interest of the listed building. (Policy Q20 of the Lambeth
Local Plan (2015)).
Recommended Informatives – Application 16/01229/FUL
1. This decision letter does not convey an approval or consent which may be required under
any enactment, bylaw, order or regulation, other than Section 57 of the Town and Country
Planning Act 1990.
2.
You are advised that this consent is without prejudice to any rights which may be enjoyed
by any tenants/occupiers of the premises.
3.
Your attention is drawn to the provisions of the Building Regulations, and related
legislation which must be complied with to the satisfaction of the Council's Building Control
Officer.
4. Your attention is drawn to Sections 4 and 7 of the Chronically Sick and Disabled Persons
Act 1970 and the Code of Practice for Access for the Disabled to Buildings (B.S.
5810:1979) regarding the provision of means of access, parking facilities and sanitary
conveniences for the needs of persons visiting, using or employed at the building or
premises who are disabled.
5.
You are advised of the necessity to consult the Council's Streetcare team within the Public
Protection Division with regard to the provision of refuse storage and collection facilities.
6. You are advised that this permission does not authorise the display of 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.
7. 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
8. You are advised that the Hard and Soft Landscaping Scheme should incorporate the
following:









At least two canopy trees in the front garden, placed to frame the Listed Building;
Additional planting in the front garden that breaks up the appearance of the parking
area in the front garden;
At least two canopy trees in the communal open space between the proposed front
building and rear building;
Fixed furniture in the communal open space for use by residents;
Fixed furniture in the hand landscaping area south of the office entry for use by office
workers;
The proposed lightwells to be enclosed with a grille or glass paving, as a railing
enclosure would appear visually obtrusive;
The communal open space between the two buildings to be demarcated for resident’s
use only;
The open space area to the south of the office entry to be demarcated for office
worker’s use only; and
One of the car club parking spaces replaced with a blue badge car parking space.
9. You are advised that the Hard and Soft Landscaping Scheme should endeavour to include,
within reason, measures to promote biodiversity including features attractive to bats and/or
wild birds, and the use of native species typical of locality and ground conditions or
naturalised areas. The applicant should act on good practice to maximise the site’s
landscape, visual and horticultural quality, ease of maintenance and to provide long-term
environmental benefit.
10. Historic England advises that the Written Schemes of Investigation will need to be
prepared and implemented by a suitably qualified archaeological practice in accordance
with English Heritage Greater London Archaeology guidelines. They must be approved
by the planning authority before any on-site development related activity occurs.
11. You are advised that the details of the cycle storage units required under condition must
demonstrate that the units are secure, accessible and horizontal.
12. Thames Water requests that the Applicant should incorporate within their proposal,
protection to the property by installing for example, a non-return valve or other suitable
device to avoid the risk of backflow at a later date, on the assumption that the sewerage
network may surcharge to ground level during storm conditions.
13. Thames Water advises in regard to surface water drainage, it is the responsibility of the
developer to make proper provision for drainage to ground, water courses or a suitable
sewer. In respect of surface water it is recommended that the applicant should ensure that
storm flows are attenuated or regulated into the receiving public network through on or off
site storage. When it is proposed to connect to a combined public sewer, the site drainage
should be separate and combined at the final manhole nearest the boundary. Connections
are not permitted for the removal of groundwater. Where the developer proposes to
discharge to a public sewer, prior approval from Thames Water Developer Services will
be required. They can be contacted on 0800 009 3921. Reason - to ensure that the surface
water discharge from the site shall not be detrimental to the existing sewerage system.
14. Thames Water advises that legal changes under The Water Industry (Scheme for the
Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share
with your neighbours, or are situated outside of your property boundary which connect to
a public sewer are likely to have transferred to Thames Water's ownership. Should your
proposed building work fall within 3 metres of these pipes we recommend you email us a
scaled ground floor plan of your property showing the proposed work and the complete
sewer layout to [email protected] to determine if a building over /
near to agreement is required.
15. Thames Water advised that Groundwater Risk Management Permit from Thames Water
will be required for discharging groundwater into a public sewer. Any discharge made
without a permit is deemed illegal and may result in prosecution under the provisions of
the Water Industry Act 1991. We would expect the developer to demonstrate what
measures he will undertake to minimise groundwater discharges into the public
sewer. Permit enquiries should be directed to Thames Water’s Risk Management Team
by telephoning 02035779483 or by emailing [email protected].
Application
forms
should
be
completed
on
line
via
www.thameswater.co.uk/wastewaterquality
16. Thames Water advises that piling has the potential to impact on local underground
sewerage utility infrastructure. The applicant is advised to contact Thames Water
Developer Services on 0800 009 3921 to discuss the details of the piling method
statement. Thames Water advised that a piling method statement should detail the depth
and type of piling to be undertaken and the methodology by which such piling will be
carried out, including measures to prevent and minimise the potential for damage to
subsurface sewerage infrastructure, and the programme for the works.
17. Thames Water advises that there is a Thames Water main crossing the development site
which may/will need to be diverted at the Developer’s cost, or necessitate amendments to
the proposed development design so that the aforementioned main can be retained.
Unrestricted access must be available at all times for maintenance and repair. Please
contact Thames Water Developer Services, Contact Centre on Telephone No: 0800 009
3921 for further information.
18. Thames Water advises that Thames Water will aim to provide customers with a minimum
pressure of 10m head (approx. 1 bar) and a flow rate of 9 litres/minute at the point where
it leaves Thames Waters pipes. The developer should take account of this minimum
pressure in the design of the proposed development.
19. You are advised that the Refuse & Recycling Storage Design Guide (2013) can be viewed
on the planning policy pages of the council’s website.
20. In relation to the refuse store, you are advised that the proposed front boundary would
require added protection such as rubber buffering, and it would be necessary for the bin
storage to be sunken into the ground to reduce the visual presence of the bins in keeping
with the character of the Clapham Road Conservation Area. The front boundary wall
should not be over 1.2m in height.
Recommended Informatives – Application 16/01230/LB
None.
Appendix 1: Photos of the site and surrounds
The subject site (white buildings) with 361 Clapham Road to the left
The subject site (white buildings) with 367 Clapham Road to the right
Aerial photo with subject site highlighted in red
Aerial photo with Archer Mews and Hazelwood Mews to the right
Internal view of 363 Clapham Road looking west
St John the Evangelist Church on opposite side of Clapham Road
View over the existing warehouse roof to adjacent Archer Mews
Rear garden of 361 Clapham Road
View of the rear elevation of 361 Clapham Road and the north boundary wall of the subject
site
View of the rear elevation of 361 Clapham Road and the north boundary wall of the subject
site
View from the rear elevation of 361 Clapham Road over the existing roof of the subject site