moderngov.lambeth.gov.uk...Advert Publication Date 9th November 2011 Site Notice posted on 18 th November 2011 ... streets in Lambeth dating back to the early 18th century. The conservation

Section 2 – Application Summary

Location 150 152 158 Waterloo Road, 4-10 Baylis Road, 2 Pear Place And Holmes House, Holmes Terrace, London, SE1

Ward Bishops

Proposal Application

Demolition and redevelopment of 152 and 158 Waterloo Road, 2 Pear Place and 2-10 Baylis Road; erection of a 7 storey building (plus basement level) to provide retail/restaurant (Use Class A1/A3) at ground floor level, offices (Use Class B1) on the upper floors, three self contained units (Use Class C3) on first, second and third floor levels. Change of use of 150 Waterloo Road to provide restaurant (Use Class A3) at ground floor level and 10 residential units on the upper floors. Installation of a new window and door on the side elevation at the ground floor level (Holmes Terrace). Internal alterations to involve; removal and installation of partition walls and doors on all levels. [Town Planning, Listed Building and Conservation Area Consent]

Applicant Breanstar Ltd

Agent John Dyke: Savills Planning

Date valid 25th October 2011

Case Officer Mr Kevin Tohill

Application Reference

11/03237/FUL

Recommendation(s) Grant planning permission subject to the satisfactory completion of a

Section 106 and the attached conditions

Constraints Lower Marsh CAZ Frontage PSA Lower Marsh CAZ Frontage Boundary Conservation Area Environment Agency Flood Zone Listed Building Opportunity Area

Advert Publication Date

9th November 2011

Site Notice posted on

18th November 2011

Location 150 152 158 Waterloo Road, 4-10 Baylis Road, 2 Pear Place

And Holmes House, Holmes Terrace, London, SE1

Ward Bishops








11/03239/CON

Recommendation(s) Grant conservation area consent subject to the satisfactory completion of a Section 106 and the attached conditions

Constraints Lower Marsh CAZ Frontage PSA Lower Marsh CAZ Frontage Boundary Conservation Area Environment Agency Flood Zone

Listed Building Opportunity Area


9th November 2011


18th November 2011

Location 150 152 158 Waterloo Road, 4-10 Baylis Road, 2 Pear Place And Holmes House, Holmes Terrace, London, SE1

Ward Bishops








11/03238/LB

Recommendation(s) Grant listed building consent subject to the satisfactory completion of a Section 106 and the attached conditions

Constraints Lower Marsh CAZ Frontage PSA Lower Marsh CAZ Frontage Boundary Conservation Area Environment Agency Flood Zone Listed Building Opportunity Area


9th November 2011


18th November 2011

Proposal Application A: Demolition and redevelopment of 152 and 158 Waterloo Road, 2 Pear Place and 2-10 Baylis Road; erection of a 7 storey building (plus basement level) to provide retail/restaurant (Use Class A1/A3) at ground floor level, offices (Use Class B1) on the upper floors, three self contained units (Use Class C3) on first, second and third floor levels. Change of use of 150 Waterloo Road to provide restaurant (Use Class A3) at ground floor level and 10 residential units on the upper floors. installation of a new window and door on the side elevation (Holmes Terrace) on the ground floor level. Internal alterations to involve; removal and installation of partition walls and doors on all levels. [Town Planning] B: Demolition and redevelopment of 152 and 158 Waterloo Road, 2 Pear Place and 2-10 Baylis Road; erection of a 7 storey building (plus basement level) to provide retail/restaurant (Use Class A1/A3) at ground floor level, offices (Use Class B1) on the upper floors, three self contained units (Use Class C3) on first, second and third floor levels. Change of use of 150 Waterloo Road to provide restaurant (Use Class A3) at ground floor level and 10 residential units on the upper floors. installation of a new window and door on the side elevation (Holmes Terrace) on the ground floor level. Internal alterations to involve; removal and installation of partition walls and doors on all levels. [Conservation Area Consent] C: Demolition and redevelopment of 152 and 158 Waterloo Road, 2 Pear Place and 2-10 Baylis Road; erection of a 7 storey building (plus basement level) to provide retail/restaurant (Use Class A1/A3) at ground floor level, offices (Use Class B1) on the upper floors, three self contained units (Use Class C3) on first, second and third floor levels. Change of use of 150 Waterloo Road to provide restaurant (Use Class A3) at ground floor level and 10 residential units on the upper floors. installation of a new window and door

on the side elevation (Holmes Terrace) on the ground floor level. Internal alterations to involve; removal and installation of partition walls and doors on all levels. [Listed Building] Application References A: 11/03237/FUL B: 11/03239/CON C: 11/03238/LB Recommendations: Grant Conditional Planning Permission (11/03237/FUL), grant Conservation Area Consent (11/03239/CON) and grant Listed Building Consent (11/03238/LB).

1.0 Main Issues 1.1 The main issues pertaining to this application are:

• The principle of demolition of the existing buildings and the visual impact of the replacement building on the character and appearance of the Conservation Area, surrounding townscape, nearby listed buildings and any Archaeological Heritage of the site.

• The impact of the proposal upon surrounding residential amenity in terms of visual intrusion, overbearing impact, a sense of enclosure, loss of light, privacy, noise and disturbance;

• The acceptability of a residential use in this location;

• The quality of the residential accommodation proposed;

• The provision of affordable housing;

• The impact of the development upon the highway network and conditions of highway safety;

• The sustainability of the development;

• Whether the development would increase opportunities for crime;

• Whether adequate refuse storage facilities would be provided for the development; and

• Infrastructure implications. 2.0 Application Site 2.1 The application site is situated on the corner of the south eastern side

of Waterloo Road and northern side of Bayliss Road with a site area of 0.18ha. To the immediate north is Holmes Terrace and beyond a railway viaduct, to the rear of the site is Spur Road. The site contains a collection of buildings ranging in ages and appearance. There are two private access roads serving the site, Holmes Terrace and Pear Place.

2.2 The Old Fire Station (No.150 Waterloo Road) is Grade II listed and

serves a restaurant/bar (use class A3/A4) on the ground floor with four floors of offices above (use class B1). To the rear of the Old Fire Station is a four storey office building known as Holmes House accessed from Holmes Terrace to also include a courtyard. At the junction of Waterloo Road and Baylis Road is a three storey building (158 Waterloo Road) serving a book shop on the ground floor (use class A1) and two floors of office accommodation above. Either side of this building; turning to the north is a single storey building in use as a betting shop (use class A2) and to its immediate rear is a 3 storey office building accessed from Pear Place that runs adjacent to the Old Fire Station building. To the west of No.158 are two, 2 storey terraced buildings (6-10 Bayliss Road) that comprise a retail shop (use class A1) and a restaurant (use class A3).

2.3 The submitted schedule of existing floor areas outlines that the site

comprises the following use classes: 3309 sqm of B1 (office), 319 sqm

of A1 (Shops), 176 sqm of A2 (Financial and Professional Services) and 628 sqm of A3 (Restaurant). All of the buildings are currently occupied as described.

Surrounding Area 2.4 A dense mix of building forms and land uses surround the site, typifying

the variety of its central location. 2.5 To the north of the site lies the railway viaduct of Waterloo station and

its rail sidings that provides a distinct physical barrier. Beyond this is the complex of Waterloo station.

2.6 Immediately to the rear of the site sits 14 Baylis Road, which is a

prominent building of 2-3 storeys. This building provides accommodation for the Waterloo Community Development Group. Adjacent is No.12 Baylis that also shares a boundary with the application site, this building is 3 storey in height and serves a solicitors (use class A2).

2.7 Opposite the Old Fire Station building is a 4 storey commercial parade

that includes 108-119 Waterloo Road and adjacent, to the south east is Emma Cons Garden, an area of open space.

2.8 Diagonally opposite to the corner building of No.158 Waterloo Road,

across Waterloo Road is the Old Vic theatre that is Grade II* Listed. Further to the south west is Waterloo Millennium Green an area of open space.

2.9 The site lies within the core of the Waterloo (Lower Marsh) District

Centre and Conservation Area. Lower Marsh is one of the oldest streets in Lambeth dating back to the early 18th century. The conservation area is characterised by 2-8 storey housing with ground floor shops. The dominant material is brickwork with some stone dressing around windows. Although the conservation area has few listed buildings, it has a strong intimate character emphasised by buildings on narrow plots with strong vertical emphasis. The fire station and the library on 14 Baylis Road (locally listed) are cited as having a positive contribution to the character of the Waterloo Road end of the conservation area.

2.10 The site is situated within the Central Activities Zone (CAZ), the

Waterloo District Centre Core Area, the Waterloo Visitor Management Area and is within the Waterloo Area SPD.

2.11 Waterloo Road is identified as a London Distributor Road.

3.0 Planning History 3.1 Three applications including listed building and conservation area

consent were submitted in 2010 for the refurbishment and alterations to Old Fire Station to include the retention of existing A3 (Restaurant) and A4 (Bar) and the demolition of unlisted buildings at 152 and 158 Waterloo Road, 2 Pear Place and 2-10 Baylis Road with the erection of new six storey buildings linked to the existing Old Fire Station building to provide an Hotel (Class C1) with ancillary conference facilities, two units for either class A1 (Shops) or A3 (Restaurant) and new Gymnasium (class D2) in new basement level along with associated works. These applications were refused planning permission for the following reason:

1: The proposal would result in the loss of existing occupied office floorspace. For these reasons the proposal fails to comply with the objectives of Policy 21 of the London Borough of Lambeth Unitary Development Plan (2007) and Policy 3B.1 and 3B.2 of the London Plan.

3.2 This current application under your consideration is a revised

redevelopment application which addresses this reason for refusal through the retention and extension of the existing office use, while providing additional housing and commercial uses.

4.0 Description of Proposal 4.1 Planning permission is being sought for the demolition of the existing

building at 152 and 158 Waterloo Road, 2 Pear Place and 2 - 10 Baylis Road and the erection of a part four, part six, part seven storey plus basement building to provide retail/restaurant (Use Class A1/A3) at ground floor level, offices (Use Class B1) on the upper floors, three self contained units (Use Class C3) on first, second and third floor levels and 13 residential units on the upper floors including 5 affordable units (38.5%).

4.2 The demolition of the corner building, 152 and 158 Waterloo Road

would be replaced by:

• Erection of a new building of basement, ground and five upper floors plus lift shaft accommodation for retail use at ground floor level and office on the upper floors.

• Erection of a new building of ground plus four upper floors on the site of 2 pear Place for five affordable residential units.

• Change of use and refurbishment of the upper floors of the Old Fire Station for eight private residential units.

• All units would include private balconies or roof terraced space including 72sqm for the 3-bed unit.

4.3 Proposed external alterations to the Old Fire Station include:

• Infill of three later inserted windows at second and third floor level on the Pear Place elevation.

• Installation of a platform lift within the flank residential entrance.

• Enlargement of window at first floor level in the rear elevation to create an escape door.

• Existing doorway in-filled behind doors at third and forth floor level in the rear elevation.

4.4 It is proposed to include the residential in two parts, within the new

block on Pear Place and the upper floors of the Old Fire Station. The new block on Pear Place would provide 5 x 1-bed affordable units. The upper floors of the Old Fire Station would be renovated to provide 3 x 1-bed, 4 x 2-bed and 1 x 3-bed residential units all of which would be private ownership units.

4.5 The development would result in the following floor space: -

• 8 x 1-bed - total area ranging from 53sqm to 55sqm

• 4 x 2-bed - total area ranging from 68sqm to 78sqm

• 1 x 3-bed - total area 147sqm

4.6 The existing site provides a total of 1672sqm of B1 office floor space and the proposed redevelopment would now provide 3099sqm, an increase of 1427sqm of office floor space.

4.7 A new retail unit of 361sqm will be provided on the corner of Waterloo

Road and Baylis Road. The current ground floor shop provides 319sqm therefore increasing the retail floor space by 42sqm. The Old Fire station would remain restaurant/public house at ground floor level and the betting shop would be removed permanently.

4.8 Refuse and recycling storage would remain in the existing commercial

arrangement. 4.9 Submitted information indicates that the scheme has been designed to

comply with the principles of Secured by Design (following comments from Secured by Design Officer) and that all residential units would comply with the Code for Sustainable Homes, which is indicated to be level 3 and very good on the commercial element.

5.0 Consultations 5.1 Four site notices were displayed in the vicinity of the site on the 18th

November 2011 and an advertisement was published in local press (The Weekender) on the 9th November 2011.

5.2 A total 186 letters of consultation were sent out to occupiers in the

surrounding area and other interested parties identified from the previous application on the 9th November 2011.

5.3 To date we have received 2 objections raising the following issues:

Objections: Council’s Response:

Height, Scale and Design Where the height of the building previously sought (10/02253/FUL) was broadly acceptable, the current proposals are taller (albeit the same number of storeys) and of a higher density, particularly with regards to the part of the development proposed for Pear Place and the Baylis Road frontage. The proposed building on Baylis and Waterloo Roads completely dwarfs the adjacent 12 Baylis Road. The main building is a full three storeys (plus plant enclosure) taller than numbers 12 and 14 Baylis Road and therefore appears out of keeping with the existing building height on this part of Baylis Road. In addition to the proposed height, the development is excessive in its bulk and mass in relation to the properties on Baylis and Spur Road, leading to an imposing scheme which wraps around existing properties and does not respect their scale.

The elevations facing on to Lower Marsh while substantial in scale and appearance are not uncharacteristic of Lower Marsh, on the corner the proposal would step up and down from the adjoining buildings at an appropriate level, rising to the corner which is not uncommon for sites within the CAZ. There are a significant number of very large blank flank walls in the road and while this may not be an ideal solution, these elevations must be taken in regard of their context as they are generally screened by the buildings on the corner and the curve of this end of Lower Marsh. The Councils Conservation and Design officers consider that from street level the above mentioned elevations would not be highly visible and as such are not considered to detract from the character and appearance of the conservation area.

Impact on the Conservation Area Whilst it is accepted that the

The Councils Conservation and Design Officer considered that

buildings being replaced are of poor quality, the design of the Proposed development does not, in itself, contribute to the unique attributes of the conservation area. Furthermore, it is disappointing that little regard has been made to the remaining buildings in the area in terms of design cues taken from building lines, materials or any other details. The summary of pre-application discussions, set out in the Design and Access Statement, notes that officers previously had concerns regarding the scale of the new building against the listed building and the conservation area. Whilst the Design and Access Statement comments that the design has evolved to take this into account, there is little evidence either within the Design and Access Statement, or from a review of the elevations, that there are any contextual references in this building design. The building lines and floor levels are independent from each other, the design and materials are different, and the roofscape takes on the same monotonous form as the buildings it replaces, rather than continuing the varied nature of the more interesting traditional buildings that remain and which are seen to give character to the conservation area. In 2006 Steel & Shamash had an appeal dismissed for a loft conversion and dormer window extension at 12 Baylis Road. In this instance, the Inspector placed a strong emphasis on the traditional roofscape in this location and on the visibility of the proposed dormer windows in views into the conservation area. Due to its visibility and the impact on the roofscape, it was

the scheme is of a sound contemporary design and a suitable solution to such a site within a conservation area in the CAZ, respecting the heritage assets surrounding the site and the conservation area as a whole. In relation to the appeal on the adjoining property the decision related to the impact of the building on the conservation area should the alterations be built, not on any roof within the Lower Marsh conservation area which includes widely varied roof forms. Therefore this does not apply to the proposed development.

considered that the proposal would “fail to either preserve or enhance the character or appearance of the conservation area and would be contrary to the aims of Policy 42” (Appeal Ref APP/N5660/A/06/2009744, ST Wood, Paragraph 6). Given the strong stance taken on this minor application, it would be inconsistent to take a more lenient approach to a monolithic proposal (the combination of the Waterloo/Baylis Road building and Pear Place flats) which neither preserves nor enhances the roofscape.

Impact on Office Accommodation Concerns have been raised about the relationship between the rear of 12 Baylis Road and the new proposal, particularly where the four upper most storeys of the residential flats at Pear Place will create a vast flank wall facing onto the rear of the offices at No 12 (see Section 07 of the submitted Design and Access Statement). The flat roof of No 12 which would front the Pear Place flank wall contains three roof lights to three ground floor level offices. These roof lights are the only source of natural light to two of the offices. With the proposed flank wall for Pear Place and the even taller flank wall on the eastern elevation, these offices will have restricted daylight and sunlight due to overshadowing. Further to the aforementioned Appeal, Steel and Shamash secured planning permission in April 2011 for a loft conversion involving the erection of two dormer windows and four rooflights in the roof of 12 Baylis Road (Application Ref:

The building at No 12 and 14 Baylis Road are commercial and community use in nature, while the proposal would reduce light received limited weight can be given to the impact on light to a non-residential building. While this is the case the applicant has amended the scheme to include glazed bricks on this flank elevation up to third storey level. This solution can be found in lower Marsh and was favoured by Victorian builders to reduce the impact on loss of light. Officers consider that as the affected buildings are non-residential the steps taken are satisfactory in this case.

11/00299/FUL) which maintains the roofscape. We have been informed by our client that structural works have been undertaken historically to enable such a development and that works are intended to commence in early 2012 to implement the attached planning permission (which has no pre-commencement conditions). The two lead clad dormer windows approved on the north east elevation of No 12 would directly face a proposed flank wall with glazed units directly above the dormer windows. Whilst the applicants may not have taken account of this planning permission, the glazing as part of the development proposal in particular, is likely to create a future conflict in terms of overlooking. Although it is understood that a lesser weight is given to the overlooking of commercial properties than residential, it should also be considered that the overlooking concerns are two way, and that the quality of the proposed offices will suffer if they are overlooked so closely by other offices. It should be noted that our client has also sought pre-application advice this year from the London Borough of Lambeth in respect of a potential rear extension to 12 Baylis Road. Richard McFerran advised on the 5 June 2011 that a rear extension ending one full storey below eaves level would be acceptable on the part of this site which is currently a flat roof. This would allow a 1st 5 and 2nd mezzanine level to be developed which would enable Steel and Shamash to extend their offices in the future. Therefore, any future extension would look directly into a tiny lightwell, should the development at Pear Place be

permitted. We consider that measures need to be taken so that any future extension of 12 Baylis Road (as an existing office building) would not be compromised to such an extent.

As described earlier, the proposal wraps around the existing buildings on two sides and is considered to be overbearing by virtue of its height, mass and bulk. The overall increase in building heights is likely to create a sense of enclosure around 12 Baylis Road. At present, the only building to the rear of 12 Baylis Road is the three storey No. 2 Pear Place, whilst the building immediately adjacent is the two storey No. 10 Baylis Road. These buildings are to be demolished and replaced with six storey buildings (albeit of varying heights). Increasing the height of the surrounding buildings would reduce the amount of natural light that the offices enjoy, and will create a sense of enclosure by limiting the outlook from the offices. Effectively the existing rear elevation of 12 Baylis Road will be located in a light well enclosed on two sides by six storey development.

Noise and Vibration It is expected that any new plant or equipment should demonstrate that it can meet the Council's noise standards, and that the details described in the acoustic statement should be conditioned for approval. For a development which will involve piling in such close proximity to commercial premises we would expect an assessment of construction noise and vibration to be carried out.

Conditions would be attached to limit the levels of noise of the plant equipment.

Conditions should ensure that construction noise is carefully controlled and that the neighbouring occupiers are kept informed of works at all times. Long periods of noisy works in close proximity to adjoining premises will severely limit their ability to operate their business.

Construction Impacts One of the major concerns of our client in relation to this proposal is the impact of construction works. Whilst it is accepted that the developer has a right to redevelop the site and that some disruption is going to be inevitable and unavoidable, the amenity of the occupiers of surrounding buildings must be given serious consideration. Disruption must be minimised in order to protect local business and the directly neighbouring properties must be given assurances over the structural impact of development.

All development creates noise and disturbance and the monitoring and restriction of such noise is covered by environmental health and the Councils Highways departments and legislation.

5.4 The following local amenity groups were consulted on the proposed scheme:

Association of Waterloo Groups Kennington Oval & Vauxhall Forum Lambeth Estates Residents Association South Bank Employers Group Waterloo Community Development Group Waterloo Quarter Business Area Kennington Cross Neighbourhood Association

To date we have received one objection from the Waterloo Community Development Group raising the following concerns:

Objections: Council’s Response:

Bulk, height, massing The way in which the proposed building faces Lower Marsh and the south west is unacceptable. A series of bulky over-high blank facades are proposed to glower over the Waterloo Action Centre. This is entirely inappropriate in any context, let alone a Conservation Area. The damage is shown most clearly on the drawing entitled Proposed South West elevation, which shows one blank wall standing more than twice the height of the Waterloo Action Centre frontage. The only articulation in the majority of this highly visible wall is the narrow windows of a stairwell. The North-east elevation reveals an unsatisfactory relationship between the listed Fire Station building and the proposed office block, which is 50% taller than the listed building and dominates it, thereby not preserving or enhancing it, as required by planning policy. Again, the view from Millennium Green shows that the proposed building will entirely dominate the frontage of 12 and 14 Baylis Rd, the sole survivors of the original shopping street in this location. In short the proposals are too high at points such that views from certain key spaces do not respect sufficiently the historical fabric, the conservation area or the listed building.

The flank elevations facing on to Lower Marsh while substantial in scale and appearance are not uncharacteristic of Lower Marsh. There are a significant number of very large blank flank walls in the road and while this may not be an ideal solution, these elevations must take regarding in context as they are generally screened by the buildings on the corner and the curve of this end of Lower Marsh. Councils Conservation and Design officers consider that from street level the above mentioned elevations would not be highly visible and as such are not considered to detract from the character and appearance of the conservation area.

Impact on Heritage While a substantial corner building is welcome as a gateway to Lower Marsh and to help better define

Conservation and Design Officers consider the relationship with the Old Vic,

Emma Cons Gardens, the relationship with the Old Vic is unconvincing, particularly given their symmetrical relationship to their two adjacent open spaces.

across a large and busy junction would not have an adverse impact on the heritage of the Old Vic as the distance and locations of both sites would not allow both buildings to be full appreciated together.

Amenity and impact on neighbours The proposal is to build right up to the curtilage of the site on the south-west side - hence the blank walls. This creates an unpleasant wall of development which will loom over the public spaces in the Waterloo Action Centre, as well reduce the daylight and sunlight to both 14 and 12 Baylis Rd. The building connecting the office block to the Fire Station on Pear Place is particularly problematic in this context, and compares unfavourably with the light glass structure proposed in the 2010 application for this part of the site.

The building at No 12 and 14 Baylis Road are commercial and community use in nature, while the proposal would reduce light received limited weight can be given to the impact on light to a non-residential building. While this is the case the applicant has amended the scheme to include glazed bricks on this flank elevation up to third storey level. This solution can be found in lower Marsh and was favoured by Victorian builders to reduce the impact on loss of light. Officers consider that as the affected buildings are non-residential the steps taken are satisfactory in this case.

Access for WAC blocked Waterloo Action Centre has an entrance onto Pear Place which is seldom used but is retained as an emergency access, and is the only means of accessing the external courtyard which sits between WAC and the rear of Holmes House. Although the text states that the emergency access will be retained, the drawings seem to show WAC’s access being walled up by the proposed connecting building. Even if the access were provided, the access to the courtyard would still be lost.

The applicant has confirmed that this emergency access will be retained.

Servicing While vehicle servicing was previously proposed to go through Holmes Place, this is not possible now that Holmes House has been removed from the scheme. The applicant proposes simply retaining the current waste management and servicing arrangements, directly from Waterloo Road. This is unacceptable. The amount of development on the site is doubling, and given its current underuse we would anticipate the amount of servicing required to be triple that currently. Waterloo Rd is a very busy road in terms of vehicles, bicycles and pedestrians, and both the pavements and carriageway are frequently congested. On the other side of Waterloo Rd Sainsbury’s already cause considerable problems to all forms of traffic when they service the shop from the main road between midnight and 7am. Such servicing will be entirely in conflict with the new residents created by the development. The most obvious alternative is to use Pear Place, but this is being kept free of traffic as a ground floor gated space for residents. (This would not be the case were there no residential uses proposed.) Given the large increase in development on the site the commensurately large financial uplift currently being generated should be used to create a more acceptable servicing arrangement.

The Councils Transport Officer considers the proposed servicing arrangement acceptable subject to condition regarding a management plan being approved.

Transformer on Baylis Road The plans show a transformer proposed to sit on shopping

Following discussions with adjoining occupiers and the

frontage on Baylis Road. This was to have gone into Holmes Place. This is a wholly unacceptable and wasteful use of a key shopping frontage at the entrance to Lower Marsh.

Conservation and Design Officers, the applicant has amended the transformer room frontage to retain the appearance of the active frontage on the rest of the ground floor level with the exception of a small area of louvers to top the of this area. Officers are satisfied that the amendment addresses this concern.

Residential Block Some of these issues arise out of the decision to include residential uses in the scheme, of which I am not entirely convinced. The site is adjacent to Europe’s busiest station, and is rapidly becoming a very lively night-time area in Waterloo, with some bars licensed to stay open until 5am. This suggests that a hotel would be more fitting. Although the inclusion of affordable units in the application is very welcome, it is disappointing that they are all one bed apartments, and we’re yet to be satisfied that they will be genuinely affordable.

London Plan policy 3.9 ‘Mixed and Balanced Communities’, seeks mixed developments including residential, commercial and retail within central activity zones. The proposal fully complies with this policy and while the affordable mix is not considered ideal, due to site constraints and in light of the positive aspects of the overall scheme is considered acceptable in this case.

5.5 The following Council departments and statutory bodies were also

consulted on the proposed scheme and their responses are summarised as follows:

Housing - No objection Parks and Open Space - No objection Crime Prevention - No objection subject to condition Conservation and Design - No objection subject to condition Transport - No objection Planning Policy - No objection Strategy and Regeneration - No objection Regeneration Partnership - No objection Waste Management - No objection Environment Agency - No objection Network Rail - No objection

TfL - No objection English Heritage - No objection Thames Water - No objection

6.0 Planning Considerations 6.1 Relevant Policies ( including national guidance ) 6.2 The following national guidance is considered relevant to the

determination of this application:

PPS1: Delivering Sustainable Development PPS3: Housing PPS5: Planning for the Historic Environment PPG13: Transport PPG23: Planning and Pollution Control PPS 25: Development and Flood Risk

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

6.3 Planning Policy Statement 1 - Delivering Sustainable

Development: Planning Policy Statement 1 (PPS1) attempts to ensure that development and growth are sustainable. The guidance note outlines the positive role for the planning system in guiding appropriate development to the right place. The advice also states that adequate provision should be made for employment users and for the provision of new housing developments, and that local authorities should operate on the basis that applications for development should be allowed having regard to the Development Plan and all material considerations, unless the proposed development would cause demonstrable harm to the interests of acknowledged importance.

The policy statement underlines the fact that the planning system can deliver high quality, mixed use developments characterised by compactness, mixed-use and dwelling types, affordable housing, a range of employment uses, leisure and community facilities and a high standard of design. The emphasis is also on the use of planning conditions to control development and also to make the best use of brownfield sites.

6.4 Planning Policy Statement 3 - Housing: Planning Policy Statement 3 underpins the delivery of the Government’s strategic housing policy objectives and the goal to ensure that everyone has the opportunity to live in a decent home, which they can afford in a community where they want to live.

6.5 Planning Policy Statement 5 - Planning for the Historic

Environment:

Planning Policy Statement 5 sets out the value of the historic environment, and the contribution it makes to our cultural, social and economic life, is set out in the Government’s Statement on the Historic Environment for England 2010. Planning has a central role to play in conserving our heritage assets and utilising the historic environment in creating sustainable places. This PPS comprises policies that will enable the Government’s vision for the historic environment as set out in the 2010 Statement to be implemented through the planning system, where appropriate.

6.6 Planning Policy Guidance 13 - Transport:

Planning Policy Guidance Note 13 (PPG13) stresses the reliance of the past on the private car. The guidance note encourages alternative means of travel which would have less environmental impact. It suggests the location of new housing in urban areas, and the optimum use of under-used sites and the promotion of new rail links and other improvements to public transport. One of the main objectives of this piece of Central Government thinking is to reduce the number of car movements and usage.

6.7 Planning Policy Statement 23 - Planning and Pollution Control

The policies in this statement and the advice in the accompanying Annexes (Annex 1: Pollution Control, Air and Water Quality and Annex 2: Development on Land Affected by Contamination) should be taken into account by Regional Planning Bodies (RPBs) and Local Planning Authorities (LPAs) in preparing Regional Spatial Strategies (RSSs) and Local Development Documents (LDDs).

6.8 They are also material to decisions on individual planning applications.

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 (‘consolidated with Alterations since 2004’ published in February 2008), the Lambeth Core Strategy (adopted 19 January 2011), and the remaining saved policies in the ‘Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy

January 2011’. Material considerations include national planning policy statements and planning policy guidance.

6.8 London Plan 2011

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

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

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

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

The key polices of the plan considered relevant in this case are:

- Policy 2.13 Opportunity Areas and Intensification Areas

- Policy 3.3 Increasing Housing Supply - Policy 3.4 Optimising Housing Potential - Policy 3.5 Quality and Design of Housing Developments - Policy 3.8 Housing Choice - Policy 3.9 Mixed and Balanced Communities - Policy 3.11 Affordable Housing Targets - Policy 4.1 Developing London’s Economy - Policy 4.2 Offices - Policy 4.3 Mixed Use Developments and Offices - Policy 4.7 Retail and Town Centre Development - Policy 4.9 Small Shops - 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 5.12 Flood Risk Management

- Policy 5.18 Construction, Excavation and Demolition Waste - Policy 6.3 Assessing Effects of Development on Transport

Capacity - Policy 6.9 Cycling - Policy 6.13 Parking - Policy 7.1 Building London’s Neighbourhoods and

Communities - 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 7.15 Reducing Noise and Enhancing Soundscapes - Policy 8.2 Planning Obligations

6.9 Lambeth LDF Core Strategy (adopted 19 January 2011)

The following policies within the Council’s Core Strategy are relevant to this application:

- Policy S1 Delivering the Vision and Objectives - Policy S2 Housing - Policy S3 Economic Development - Policy S4 Transport - Policy S5 Open Space - Policy S6 Flood Risk - Policy S7 Sustainable Design and Construction - Policy S8 Sustainable Waste Management - Policy S9 Quality of the Built Environment - Policy S10 Planning Obligations

6.10 London Borough of Lambeth Unitary Development Plan (2007):

‘Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011’

The following policies within the Council’s UDP are relevant to this application:

- Policy 4 Town Centres & Community Regeneration - Policy 7 Protection of Residential Amenity - Policy 9 Transport Impact - Policy 15 Additional Housing - Policy 16 Affordable Housing - Policy 19 Active Frontage Use - Policy 31 Streets, Character and Layout - Policy 32 Community Safety/Designing out Crime - Policy 33 Building Scale and Design. - Policy 35 Sustainable Design and Construction - Policy 38 Design in Existing Residential/Mixed Use Areas - Policy 39 Streetscape, Landscape and Public Realm Design

- Policy 45 Listed Buildings - Policy 46 List of Buildings of Local Architectural Merit - Policy 47 Conservation Areas

7.0 Land Use 7.1 The application site is located within the London Plan Central Activities

Zone (CAZ) and the London Plan Waterloo Opportunity Area. It is also located within the primary shopping area of the Lower Marsh/The Cut London Plan CAZ frontage. The site is not located in a Key Industrial and Business Area (KIBA). (Please note that the former UDP designations ‘Waterloo Office Regeneration Area’ and ‘Waterloo Visitor Management Area’ have been superseded by the Core Strategy and no longer exist.)

7.2 The application relates to 150, 152 and 158 Waterloo Road, 2-10

Baylis Road and 2 Pear Place. Holmes House on Holmes Terrace is not included within the application site. 150 Waterloo Road is the listed Old Fire Station, currently in A3 use at ground floor level with B1 office above. 152 Waterloo Road is a one storey building in use as a betting shop (A2). 158 Waterloo Road is a three storey building with an A1 unit (bookshop) on the ground floor and two floors of office above. 2-10 Baylis Road are in A1, A3 and B1 use. 2 Pear Place is a three storey building to the rear of 152 Waterloo Road in B1 office use. It is understood that a large proportion of this office floor-space is currently occupied.

7.3 The proposed development involves refurbishment of the listed Old

Fire Station and redevelopment of the remaining buildings to provide an increased quantity of office floorspace, one A1/A3 unit at ground floor level and 13 residential units of varying sizes, of which 5 (38.5%) would be affordable with no public subsidy.

7.4 Core Strategy Policy PN1 Waterloo sets out the vision for the

regeneration of Waterloo in the context of the London Plan CAZ and Opportunity Area designations. It reflects the content of the draft Waterloo Area Supplementary Planning Document, currently out to consultation. The policy supports development in Waterloo for the full range of central London uses. In particular, section (a) supports sustainable development for jobs and homes in line with London Plan targets. Section (b) of the policy seeks to maximise the area’s potential for the full range of central London and town centre activities to enable it to compete effectively for beneficial inward investment with other parts of central London and elsewhere for the benefit of the local community and more widely for the borough including safeguarding and promoting the role of Lower Marsh/The Cut as a centre for local needs and specialist independent retailing. Section (h) seeks to enhance Waterloo as a sustainable residential neighbourhood fully supported by social and green infrastructure, alongside its commercial and cultural role.

7.5 This policy for places and neighbourhoods should be read alongside

relevant London Plan policies, the Core Strategy strategic policies (particularly S2 and S3) and the remaining saved detailed policies in the UDP which support them. The proposal involves an increase in office floorspace. Core Strategy Policy S3 (b) supports the location of major office developments (over 1,000 sqm) in the CAZ and Waterloo Opportunity Area. This policy is supported by saved UDP Policy 21 which provides more detail about the consideration of large scale office development. This states that if there is clear evidence of a surplus of supply in the office development pipeline, then evidence of demand for the proposal should be supplied. In this case, the existing offices are occupied and there is not considered to be a surplus of office floorspace in this location, so no evidence of demand for the proposal is required. Colleagues in the Regeneration Strategy and Policy team should advise on the implications of the uplift in office floorspace for public transport capacity and the resulting section 106 planning obligations that would be required.

7.6 London Plan Policy 4.3 ‘Mixed use development and offices’ is also

relevant in this case. This states that, within the CAZ, wherever increases in office floorspace are proposed they should provide a mix of uses including housing, unless such a mix would demonstrably conflict with other policies in the plan. It is therefore appropriate, in principle, that this scheme includes housing alongside the increased quantity of office floorspace. The inclusion of housing would help to achieve the wider objectives for Waterloo and would contribute to meeting the London Plan housing target for the borough (Core Strategy Policy S2(a)), which is to be welcomed.

7.7 With regard to the housing element of the scheme, Core Strategy

Policy S2 (c) seeks the provision of affordable housing on sites capable of accommodating 10 or more homes. At least 50 per cent of housing should be affordable where public subsidy is available, or 40 per cent without public subsidy, subject to housing priorities and, where relevant, to independently validated evidence of viability. The mix of affordable housing should be 70 per cent social rented and 30 per cent intermediate. 13 units are proposed in this case, and 5 of them are proposed as affordable housing with no public subsidy. This equates to 38.5% which, given the constraints of the site, is considered to be close enough to 40% of the units to meet the policy requirement. No affordable housing viability assessment is considered necessary in this case. With regard to the size of the affordable units, it has been acknowledged in pre-application discussions with the applicant that the site is very constrained and that, while the mix of units is not ideal in order to provide a separate affordable core, it is only possible to accommodate one bedroom dwellings. Furthermore, given that this is a difficult site with competing issues and that it provides additional benefits it is considered that Officers are satisfied that the overall objectives of Policy S2 Housing would be met.

7.8 The final issue is in relation to the proposed ground floor A1/A3 unit.

This is an essential requirement within the primary shopping area of the CAZ frontage and in order to provide an active frontage in this significant corner location. The total area of A class floorspace is slightly smaller than the existing but this is not considered to be a concern given the overall benefits of the proposed development. An A1 use is considered to be particularly welcome in this location, given that the existing corner unit is in A1 use. An A3 use is acceptable in principle, subject to the two tests: (1) That not less than 50% of the original units in the primary shopping area would be in A1 use, in accordance with saved UDP Policy 4(c) and (2) that no more than 25 per cent of original units in the whole centre (in this case the Lower Marsh/The Cut CAZ frontage), and no more than 2 in 5 consecutive original units, should be in A3 use, in accordance with saved UDP Policy 29. The proposal would just fall within this threshold and given the benefits of the overall development in creating a mixed and balanced community within the CAZ and the substantial increase in office floor space, the proposed mixed use development is to be welcomed in principle as it would help to achieve the regeneration objectives for this key part of Waterloo, a key Opportunity Area in line with London Plan policies 3.9, 4.2 and 4.3 together with Local Core Strategy and saved UDP policies.

7.9 Quality of the proposed residential environment

Mix of Units 7.10 The units vary in size from 1 to 3 bedroom units. The current dwelling

mix policy requirement is for a mix of dwelling types, affordability and size. Policy 15 (c) of the Council’s UDP (2007) does not prescribe a mix of units; rather it encourages "a reasonable mix" and advises that predominance of one type of housing should be avoided. It draws upon government policy, which seeks to encourage mixed and balanced communities by providing a mix of housing.

7.11 The mix of units is usually dependent upon assessed housing need.

The proposed mix of units has the support of the Council's Housing officers. During consideration of any application Housing officers are minded to ensure the unit and tenure mix is not less favourable than that approved at the bid for Housing Corporation funding. In this case the proposed mix is considered acceptable and as such, in compliance with Policy 15 of the Council’s UDP (2007).

Size of units

7.12 All of the units proposed would be built to Lifetime Homes standards.

Each of the rooms within these units scheme meets and in some case exceeds the standards set out in SPD.

7.13 The development would have to meet Part M of the Building Regulations, which deals with aspects of the Disability and Discrimination Act (DDA) including width of doors and corridors, level thresholds, toilet facilities, stairs etc.

Natural lighting/Outlook/Privacy

7.14 In terms of outlook and privacy, each of the units are orientated to face

either the front or the rear elevation of the property. It is considered that each of the units will provide acceptable living environments in terms of natural lighting, outlook and privacy.

7.15 The applicant has commissioned a sunlight/daylight assessment report

to determine the impact of the proposed development on adjoining properties and the light received by the proposed residential units on Pear Place. The assessment has been carried out in accordance with the British Research Establishment (BRE) Guidelines: 'Site Layout Planning for Daylight and Sunlight' (1991).

7.16 In relation to the light received by each unit, the results show that in

terms of daylight and sunlight the proposed development has the potential for good daylight of the interior in accordance with the “BRE Site Layout Planning for daylight and sunlight - A Guide to Good Practice” and that in most instances there is a pattern of compliance with the BRE guidelines.

7.17 It is therefore considered that the proposed residential units are in

compliance with both the London Plan and the Council’s UDP and SPD.

7.18 Design and Conservation Considerations

7.19 Policy 36 of the Adopted Unitary Development Plan states that alterations and extensions should be generally subordinate to the original building. It states that all service equipment should be located in visually inconspicuous positions, on the least important elevations, and be of an acceptable design, positioning and visual impact, with minimal effect on local amenity.

7.20 Policy S9 of the Lambeth LDF Core Strategy states that the Council will improve and maintain the quality of the built environment and its liveability by seeking the highest quality of design in all new buildings, alterations and extensions and, of the public realm.

Principle of Demolition - Conservation Area Consent

7.21 In accordance with the provisions of UDP Policy 47, any development

proposal in a Conservation Area should preserve or enhance the character and appearance of the Conservation Area. The following buildings are proposed for demolition:

• 150 - 158 Waterloo Road

• 2 - 10 Baylis Road

• 2 Pear Place 7.22 The site is within the Lower Marsh Conservation Area. The Council has

a formally adopted (2007) Conservation Area Statement that is a material consideration. The Conservation Area Statement describes the area as:

‘…a varied mix of mostly 19th and 20th Century commercial buildings – shops offices, premises, workshops and pubs. Generally the earlier buildings occupy narrow historic plots whilst many of the later buildings spread over a number of these plots. The strong building line gives a great sense of unity and enclosure to the whole whilst the street market brings colour and activity to the streetscene.’

7.23 The Conservation Area Statement describes Waterloo Road, Baylis

Road, Holmes Terrace and Pear Place as:

• Waterloo Road: ‘This main road terminates the Conservation Area to its North end. Only the buildings on its West side between the corner of Baylis Road and Holmes Terrace are within the conservation area. Of particular note is the former Fire Station, 150 Waterloo Road’.

• Baylis Road: ‘Only the North and South ends of Baylis Road are included in the conservation area. The North end of the street is a continuation of Lower Marsh. Of particular note are the former library and K2 telephone kiosk at its North end’.

• Holmes Terrace: ‘This former street runs down the North side of 150 Waterloo Road. It is now an access way to a 1950’s block, Holmes House, which does not contribute to the special character of the area’.

• Pear Place: ‘Pear Place is now just gated access between 150 and 152 Waterloo Road. Historically known as Peartree Street. Historic interest’.

7.24 The Conservation Area Statement states that the existing building of

150 Waterloo Road (Old Fire Station) and No.10 Baylis Road make a positive contribution. It discusses that No. 150 Waterloo Road (former fire station) is an impressive Neo-Georgian fire station with good detailing and picturesque roofline.

7.25 In terms of Baylis Road, No’s 10, 12 & 14 Baylis Road are considered

to have group value. No 10 is a plain two storey building with a painted brick façade. No 12 is a tall brick building with good stucco detailing and some decorative tiles but poor modern shop front. No14 is an

impressive red brick former library in the Neo-Jacobean style with good stone dressings. It dates from 1892 and was designed by J. E. Trollope.

7.26 Buildings that make a negative contribution have a form or treatment of

detailing that is at odds with the traditional character of the conservation area. These are buildings that the Council would seek to have sympathetically enhanced (through re-fronting etc) or replaced with more sympathetic examples. Buildings and structures deemed to make a negative contribution that comprise the application site include No. 2-8 Baylis Road, 152-156 Waterloo Road and Holmes House, Holmes Terrace.

7.27 With respect to No.10 Baylis Road, the Councils Conservation Officer

acknowledges that the property was given a ‘positive contribution’ value when Lower Marsh Conservation Area was appraised in 2007. This was based on the understanding that it was largely 19th Century in date. However, it was clear from the detailed inspection on site (undertaken by Conservation Officers at the time of the previous hotel scheme) that the building has been largely rebuilt. It is likely that it was heavily damaged by the Second World War bomb that destroyed the adjoining buildings on the corner of Waterloo Road. What remains today is essentially only the ground floor and part first of the original building with a rebuilt façade, a modern shopfront and modern windows. There is a high parapet with a stepped detail. The current building appears at least a storey shorter than the original as the original party wall survives and rises another full storey. The rear elevation observes ad-hoc alterations. On balance, the view of the Conservation Officer is that it is conceded that this building is not of sufficient merit to warrant retention. At best it makes a neutral contribution.

7.28 In line with UDP Policy 47 officers do not object to the demolition of the

existing buildings, provided that a replacement building is proposed that follows the provisions of UDP Policy 33, and preserves or enhances the character of the Conservation Area. As discussed in the subsequent sections of the report the proposal would suitably respond to its townscape setting and, notwithstanding more fundamental land use concerns, any consent for demolition would be subject to a condition requiring that the buildings are not be demolished until a contract for new work has been made.

Principle of Replacement Building - Full Planning Application

7.29 Massing and Scale 7.30 The existing buildings on site range from single storey to four storey in

height. The neighbouring buildings vary in height significantly ranging from the two and three storey properties on Baylis Road to Waterloo train station along waterloo road of a comparable height to the

proposed development. As established the site lies within the Lower March Conservation Area and is adjacent to the Former Fire Station a Neo-Georgian Grade II Listed building along Waterloo Road. The site also forms part of the Waterloo SPD Area which states that: ‘The Lower Marsh Area is focused on the Lower Marsh shopping street, lined with 19th Century commercial buildings and some re-fronted 18th Century buildings. The commercial character continues along part of Westminster Bridge Road. Development is characterised by a perimeter block layout, with blocks divided into fine grain plots. Buildings are typically 2 to 5 storeys in height. Retail uses fill the ground floor and residential uses on the upper floors on Lower Marsh. A number of stand-alone developments sit along the area’s eastern edge, such as Johanna Primary School, Matheson Lang House and Munro House’ (Waterloo SPD, p34)

7.31 With respect to the scale and mass Policy 33 ‘Building Scale and

Design’ states that:

- Major development should relate satisfactorily to adjacent townscape taking into account its scale, character, historic layout and uses;

- Improve the sense of place and legibility, and define the edges

by retaining characterful buildings, appropriate building line and extending frontages

7.32 The buildings on the eastern side of Waterloo Road are generally four

storeys in height with commercial uses on the ground floor. The current buildings at 2-8 Baylis Road & 152-156 Waterloo Road make a negative impact on the conservation area. No.10 being neutral and 12 & 14 Baylis Road are considered to have group value (Lower Marsh CA Statement). The building at 152-156 Waterloo is under scaled, of poor architectural quality and creates a visually weak corner building.

7.33 The proposed development would have a slightly elevated height to its

neighbours including the listed fire station, rising within the centre of the proposal to 7 storey for the lift shaft and sefrvicing. Although it is higher, this is considered acceptable as the building forms the edge of an important junction. The elevated height of the building along with turret feature allows the building to emphasis this significant node and also gives the proposed building prominence at this corner creating a sense of place and legibility.

7.34 Despite the fact that the building is higher than its immediate

neighbours along Waterloo Road and Baylis Road it responds sensitively to both elevations through plot width and detailing. On the Baylis Road elevation the building responds to the narrower plot sizes of its historic neighbours. The sixth storey has been set back from the boundary with 12 Baylis Road and from the building façade which creates an acceptable relationship between the existing buildings along

Baylis Road and the proposed development. By incorporating building and window lines at the same height as the cornice lines of the listed building and Waterloo Station on the Waterloo elevation, and by setting back the sixth storey and flank 4 storey element to reduce the bulk of the building, the building is able to integrate itself into the streetscene successfully. In general, the height of the development is considered acceptable.

7.35 In terms of its frontage the proposal is set back substantially from the

listed building frontage (Old Fire Station, Waterloo Road) further than the set back of the existing building on site. This gives the listed building some breathing space and establishes a visual separation between buildings. This allows the listed building and the proposal to be clearly identified and appreciated in views. This also results in the listed building maintaining its presence on the street, as the proposal does not dominate it in any significant way. Although the building is set back, it still manages to create a strong, well defined edge along the street and turns the corner successfully. Given the suitable design of the scheme and separation distances involved to the Old Vic that is Grade II* Listed, the proposal would not contend with this building and therefore would not harm its setting.

7.36 The site is located within the core area of a District Centre and within

the Waterloo Visitor Management Area and as such Policy 19 ‘Active Edges’ is relevant. Active frontages promote urban vitality and/or regeneration. It is considered that the proposal meets this policy requirement in that it would have active uses at ground floor level along Baylis Road and Waterloo Road with a window display and entrance at ground floor level. Following discussions with interest groups and Council Officers the ground floor plant room entrance adjoining 14 Baylis Road has been amended to retain an active, glazed frontage, in line with the rest of the ground floor elevations. In addition to this the development with its largely glazed frontage on the upper floors with full height windows, would provide some activity and natural surveillance of the street.

7.37 In response to the articulation and materials of the proposal Policy 33

states that infill development should be compatible with;

i) The site, context and historical development of the area ii) Existing topography, landscaping and boundary treatments iii) Prevailing building lines and plot sizes iv) The height, massing and scale of neighbouring buildings v) Roof profiles and silhouettes of adjoining buildings vi) Colour, type, source and texture of local materials vii) Architectural compositions including patterns and rhythms and

set pieces of townscape; and viii) Established gaps and open spaces, views and skylines.

7.38 The design and articulation of the front elevation along Waterloo Road and Baylis Road is restrained, with regular window openings. Similar to the Listed building its character and interest is expressed through high quality detailing of fenestration. These proposed window reveals create shadow and depth to the frontage which is subtle but effective.

7.38 Overall it is felt that the proposed scale of the building is considered

acceptable in terms of design and layout and that it would suitably respond to the conservation area and heritage assets.

7.39 Amenity Impact 7.40 Policy 7 of the Adopted Unitary Development Plan deals with the

protection of residential amenity. It states that the right of people to the quiet enjoyment of their homes will be respected. It also states that in mixed use areas, the scale, design, layout, hours of use, intensity, concentration, and location of non-residential uses will be controlled in relation to residential uses in order to protect residential amenity.

7.41 Policy 7 of the Adopted UDP requires land uses not to have a

detrimental impact on the amenities of neighbouring occupiers. Policy 33 requires new development to protect residential amenity.

7.42 Adopted UDP Policy 36 (c) sets out criteria which new development

should not unacceptably affect. These protected criteria are as follows: privacy; outlook and associated unacceptable sense of enclosure; and, sun/daylight. The above mentioned daylight and sunlight assessment confirms that there would be a minimal impact on neighbouring properties.

7.43 The site is located is in a commercially urbanised location and well

separated from existing residential uses, with the nearest residential dwellings located at a distance. A dense mix of building forms and commercial land uses surround the site, typifying the variety of its central location.

7.44 To the north of the site lies the railway viaduct of Waterloo station and

its rail sidings that provides a distinct physical barrier. Beyond this is the complex of Waterloo station.

7.45 Immediately to the rear of the site sits 14 Baylis Road, which is a

prominent building of 2-3 storeys. This building provides accommodation for the Waterloo Community Development Group. Adjacent is No.12 Baylis that also shares a boundary with the application site, this building is 3 storey in height and serves a solicitors office (use class A2). There are a number of windows serving offices that face the application site and are in close proximity to the proposal.

7.46 Opposite the Old Fire Station building is a 4 storey commercial parade

that includes 108-119 Waterloo Road and from visual inspection the

uppers floors contain office accommodation. Adjacent to this building, to the south east is Emma Cons Garden, an area of open space.

7.47 Diagonally opposite the corner building of No.158 Waterloo Road,

across Waterloo Road is the Old Vic theatre that is Grade II* Listed. Further to the south west is Waterloo Millennium Green an area of open space.

7.48 UDP Policy 33 requires that development should protect residential

amenity of existing and future residents by ensuring acceptable standards of privacy and not creating an undue sense of enclosure. Adopted SPD ‘Guidance and Standards for Housing Development and Housing Conversions’ explains and provides further guidance with regards to overlooking and sense of enclosure.

7.49 The thrust of policy 33 and relevant guidance is to protect the amenity

of residential occupiers and as such commercial uses such as offices and community uses do not afford significant protection with respect to un-neighbourly impact.

7.50 As described above, from inspection of the surrounding sites there are

no residential occupiers in close proximity to the scheme and therefore it is considered acceptable in this regard. As stated to the immediate south west is No.12 and 14 Baylis Road which comprise commercial uses. Given the nature of these neighbours, and whilst it would include additional bulk, the scheme is considered not to appear unduly intrusive to these commercial occupiers which would warrant a refusal of the scheme on this ground.

7.51 However regard will need to be paid to any undue noise impact and

that any air conditioning and plant should operate below ambient noise levels experienced within the location. The proposal has been submitted with a noise report which addresses such issues; this document has been perused by the Councils Conservation Officer whom raises no objections subject to the imposition of safeguarding conditions. In the event of granting planning permission and notwithstanding more fundamental concerns conditions could be imposed mitigation against noise.

7.52 In terms of use, the LPA accepts that such A3 uses are generally

compatible in district centre locations and can often operate without undue harm to the residential amenity of neighbouring properties.

7.53 The Council does however recognise that the closing hours,

concentration and scale of premises can potentially create or add to unacceptable noise or harm to amenity. Policy 29 relates to food and drink uses and advises that they will only be permitted where the proposal would not cause unacceptable noise or other harm to residential amenity, in relation to the proximity to residential amenity and having regard to each of the 3 criteria set out in the policy.

7.54 Criterion (i) relates to the specific nature of the proposed use and

advises that this must be acceptable taking account of specific measures such as noise insulation. Criterion (ii) relates to closing hours, concentration and scale of premises and applies generally to both the core and the edge of major town centres and district centres, and will be breached where 25% or more of original units would be in A3 use, furthermore to mitigate the potential impact of local overconcentration within town centres, not more than 2 in 5 consecutive original units should be in A3 use. Criterion (iii) relates to vehicular movements. Of the three criteria, only criterion (ii) sets a specific land use requirement that could impact on the acceptability of the development in principle as it allows no more than 2 in 5 consecutive units to be in A3 use. In this policy A3 is taken to mean A3, A4 and A5.

7.55 Firstly regarding the assessment of local overconcentration it is noted

that the proposed change of use would not result in more than 2 in 5 consecutive A3 (A4, A5) units. As two uses are proposed, either A1/A3 use class, to prevent an overconcentration of A3 uses and to maintain the commensurate provision of the existing A1 units, notwithstanding more fundamental concerns a condition can be imposed securing that that one of these proposed units are restricted to retail use only (Use Class A1).

7.56 Regarding the general test of overconcentration it is acknowledged that

the Lower Marsh District Centre currently contains approx 27% of original units in A3/4/5 use, which is in excess of the 25% threshold established within the Unitary Development Plan. The change of use of the subject site to a mixed use, centring on A3 would result in this same percentage as the unit, albeit larger would replace an existing A3 use at No.10 Baylis Road. Whilst it is acknowledged that the proposed change of use could result in a larger A3 unit, it is considered that attention must be paid to the reasoning of the policy. The 25% threshold is set to ensure that an overconcentration of premises do not adversely impact upon residential amenity on neighbouring occupiers, add to unacceptable noise or harm or risk public disorder. It is noted that the subject site does not have residential accommodation located adjacent to the proposed development. It is also noted that the character of Lower Marsh, as identified within the Lower Marsh Conservation Area Statement, is that of a lively ambience with a bustling and intimate character.

7.57 For these reasons, therefore, the scheme is considered to have been

designed to ensure that the amenity of the adjacent occupiers has been safeguarded. As such the scheme is considered to be acceptable in amenity terms and compliant with Policies 7, 33 and 36.

Principle of the Old Fire Station Alterations – Listed Building Consent 7.58 The alterations to the listed building would convert the upper floors into

8 residential units for private ownership. The majority of the alterations would take place within the flank and rear elevations and the alterations have been kept to a minimum. The rear elevation has been considerably altered in the past and is not considered to enhance the special character of the listed building.

7.59 To avoid any signification alterations to the listed building fabric the

alterations have been largely kept to bob-original window removal, secondary glazing on the listed window elevations, original balconies would be restored and the flat roof used as external amenity space and non-original restaurant roof would be renovated.

7.60 Internally the alterations have also been kept to a minimum to ensure

the alterations do not impact on the listed building fabric. In conclusion the proposal would be minimal in nature, removing non-original elements or reusing them to provide usable space for the proposed flats. The proposal for listed building consent is not considered to have an adverse impact on the special character and appearance of the Old Fire Station listed building and as such complies with Council policy 45.

7.61 Archaeology 7.62 English Heritage Archaeology have recommended the archaeological

position of the site should be reserved by attaching a condition to any consent granted. It is anticipated that the archaeological interest can be progressed by the application of a limited programme of trial trench evaluation, the results of which will enable judgements to be made as to whether there is a continued archaeological interest and if so how it may be mitigated. A suitable specification will need to be submitted by the developer appointed archaeological practice and for it to be approved before being implemented.

7.63 Highways and Transportation Issues 7.64 Policy 9 of the Adopted Unitary Development Plan states that

development will be assessed for their transport impacts, including cumulative impacts on highway safety, the environment and road network, and on all transport modes.

7.65 Policy S4 of the Lambeth LDF Core Strategy states that the Council will achieve transport objectives by requiring development to be appropriate to the level of public transport accessibility and capacity in the area.

Site & Accessibility

7.66 The site has a PTAL score of 6b, which is considered ‘Excellent’. The site is therefore considered in transport terms to be appropriate for a mixed-use development such as that proposed. The site is located at the junction with Baylis Road and the A301 Waterloo Road, which forms part of the Strategic Road Network (SRN).

Trip Generation

7.67 Using the Travel database the applicant has estimated the potential increase in trips to the site, which would predominantly be generated by the increase in B1 floor area. Given the absence of car parking and the easy access to public transport the findings indicate that walking and public transport would be the best used modes. The below table taken from the Transport Assessment shows a breakdown of the additional trips by mode;

Table 7 – MAIN Mode Additional trips

MAIN Mode

Residential

Offices

Total

All Car Drivers 0 2 2

Motor Cycle 3 0 3

Bus 10 31 41

Underground 9 42 51

Rail 0 72 72

Pedal Cycle 3 21 24

Walk 19 88 107

Total 43 256 299

Car Parking

7.68 No off-street car parking is proposed with the development and given the constraints of the surrounding road network few opportunities exist for on-street car parking close to the site to accommodate the needs of disabled drivers. London Plan policy states that even where no general parking is provided a minimum of 1 disabled space should be provided either on or off-street. A previous scheme on this site proposed disabled bays on Holmes Terrace and it is considered that this is the only feasible option and further details on this will be required. All residential units will be prevented from obtaining on-street parking permits through a S106 Agreement and this will ensure that the number of cars and associated traffic generated by the development will be minimal.

Vehicle Access

7.69 An existing vehicle access on to the site exists on Waterloo Road via Pear Place. A recent streetscape scheme installed a high quality granite sett entry treatment to achieve a level surface across the access and further discussion is required on whether it is appropriate to retain this or replace it with a full height kerb to prevent informal use by vehicles. No other vehicle accesses are proposed with the development.

Servicing

7.70 The servicing demands of the proposed development would not be significantly increased from existing levels with none of the proposed uses requiring a high number of deliveries but to ensure that any potential impact would be minimised the applicant has submitted a Service Management Plan which should be secured by condition.

Cycle Parking

7.71 The proposed level of cycle parking is in excess of relevant London Plan standards. In addition to cycle parking the B1 use should provide shower and changing facilities for staff to encourage cycling to work. The proposed cycle parking provision should be retained for the life of the development and retained by condition.

Travel Plan

7.72 A Travel Plan is required for the proposed B1 use and together with a monitoring fee should be secured by S106. The applicant is proposing to submit a final document for approval within 6 months of occupation of this element of the site and this is considered to be appropriate.

7.73 A Construction Method Statement would be secured by condition. 7.74 Waste and Recycling 7.75 Policy S8 of the Core Strategy seeks to ensure that residential,

commercial and community development proposals, including changes of use include adequate provision within or as apart of the development for residual and re-cycled waster; in terms of facilities for refuse/ recycling containment, litter control and waste disposal. Further guidance on waste management is provided in "Council's Guidance for Architects and Developers- Waste and Recycling Storage and collection Requirements".

7.76 Refuse bins for all uses in site will be stored off the highway and not on the footways as per the current arrangement. The Councils Streetcare and transport teams have raised no objection to the refuse

arrangement. Details would be conditioned regarding the refuse stores. The proposals are therefore in accordance with Lambeth’s Waste and Recycling Storage and Collection Requirements Guidance for Architects and Developers.

7.77 Crime Prevention 7.78 Policy 32 of the Adopted Unitary Development Plan states that

development should enhance community safety and will not be permitted where opportunities for crime are created or where it results in an increased risk of public disorder.

7.79 The Council’s Crime Prevention Officer was consulted on the scheme from the pre application stage and the comments have been incorporated into this scheme. A condition is proposed should permission be granted to ensure compliance with the Secured by Design standards. In addition details of landscaping and the treatment of all areas not covered by building and of security lighting would be reserved by condition.

7.80 Sustainability and Renewable Energy 7.81 The Government has set a national target to reduce carbon dioxide

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

7.82 UDP Policies 34 and 35 encourage the use of energy-conservation

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

7.83 The applicant has produced a Energy Strategy and BREEAM report

which, in brief, sets out the measures to be undertaken to ensure that the proposed scheme is compliant with the CO2 reductions in order to achieve Code for Sustainable Homes Level 3 and BREEAM very good for the commercial development.

7.84 A feasibility study has been undertaken to establish the most suitable

renewable technology for integration at the proposed development. Solar photovoltaic panels were the recommended renewable technology providing the most cost effective carbon dioxide emission saving for the proposed development. However the resulting CO2

emissions reduction due to the limitations of the site would fail to provide the required 10% by Council and London Plan policy however a proposed 45kW CHP unit would provide sufficient emission reductions through this unit to comply with Council policy.

7.85 Conditions are proposed requesting: a) an energy statement, and b)

details which indentify which credits are targeted and how they will be achieved to be submitted to and approved the LPA prior to construction commencement.

7.86 S.106 Contributions 7.87 Policy 57, supplemented by the other policies of the UDP and the SPD

on s106 planning obligations, sets out the circumstances in which the Council will seek planning obligations from a developer to mitigate against the potential impacts of a scheme.

7.88 As already stated, the scheme proposes 38.5% affordable housing.

This provision will need to be secured by way of S106 legal agreement. Further to this, it is considered that financial contributions should be secured by way of S106 for the proposed car club bay and local road network improvements.

7.89 In addition, this scheme requires further financial contributions to

mitigate against its impact. These are set out below:

Education - £15,445.76 Health - £9,520.50 Sport & Leisure - £22,041.94 Parks & Open Spaces - £43,583.20 Children & Young People Play Space - £1,501.00 Travel Plan - £1,000.00 General Employment & Training - £16,837.59 S106 monitoring and programme costs - £2,748.50

8.0 Conclusions 8.1 The development provides planning benefit in the provision of 38.5%

affordable housing, additional B1 floorspace and the complete redevelopment of this prominent corner. The proposed redevelopment of the site is considered to be acceptable in that it would be of an appropriate design (subject to conditions); it would provide a good living environment for future occupiers and provide a mixed and balanced scheme within the CAZ. It is considered that it would not harm conditions of on-street parking or prejudice conditions of the free flow of traffic and highway safety.

8.2 The development shows sufficient commitment to sustainable design

and construction, the provision of renewable energy technologies,

promoting more sustainable modes of transport and the achievement of Lifetime Homes Standards.

8.3 It is therefore considered that the development is compliant with the

planning policies of the development plan and the London Plan. 9 Recommendation 9.1 Application A: (11/03237/FUL) Planning Application

Grant planning permission subject to the satisfactory completion of a Section 106 Obligation (Heads of Terms set out in section 7.63 of this report) and the attached conditions

Justification

In deciding to grant planning permission, the Council has had regard to the relevant Policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following Local Development Framework Core Strategy 2011 and the Adopted Unitary Development Plan (2007) Policies were relevant:

Core Strategy - Policy S1 Delivering the Vision and Objectives - Policy S2 Housing - Policy S3 Economic Development - Policy S4 Transport - Policy S5 Open Space - Policy S6 Flood Risk - Policy S7 Sustainable Design and Construction - Policy S8 Sustainable Waste Management - Policy S9 Quality of the Built Environment - Policy S10 Planning Obligations Unitary Development Plan: Policies saved beyond 5th August 2010. - Policy 4 Town Centres & Community Regeneration - Policy 7 Protection of Residential Amenity - Policy 9 Transport Impact - Policy 15 Additional Housing - Policy 16 Affordable Housing - Policy 19 Active Frontage Use - Policy 31 Streets, Character and Layout - Policy 32 Community Safety/Designing out Crime - Policy 33 Building Scale and Design. - Policy 35 Sustainable Design and Construction

- Policy 38 Design in Existing Residential/Mixed Use Areas - Policy 39 Streetscape, Landscape and Public Realm Design - Policy 45 Listed Buildings - Policy 46 List of Buildings of Local Architectural Merit - Policy 47 Conservation Areas

9.2 Application B (11/03239/CON) Conservation Area Consent

Grant conservation area consent subject conditions:

Justification

In deciding to grant conservation area consent, the Council has had regard to the relevant Policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following Local Development Framework Core Strategy 2011 and the Adopted Unitary Development Plan (2007) Policies were relevant:

Core Strategy - Policy S1: Delivering the Vision and Objectives - Policy S9: Quality of the Built Environment Unitary Development Plan: Policies saved beyond 5th August 2010. - 33 - Building Scale and Design - 36 - Alterations and Extensions - 47 - Conservation Areas

9.3 Application C (11/03238/LB) Listed Building Consent Grant listed building consent subject conditions:

Justification

In deciding to grant listed building consent, the Council has had regard to the relevant Policies of the Development Plan and all other relevant material considerations. Having weighed the merits of the proposal in the context of these issues, it is considered that planning permission should be granted subject to the conditions listed below. In reaching this decision the following Local Development Framework Core Strategy 2011 and the Adopted Unitary Development Plan (2007) Policies were relevant:

Core Strategy - Policy S1: Delivering the Vision and Objectives - Policy S9: Quality of the Built Environment Unitary Development Plan: Policies saved beyond 5th August 2010. - 33 - Building Scale and Design - 36 - Alterations and Extensions - 45 - Listed Buildings

Conditions 9.4 Application A: (11/03237/FUL) Planning Application 1 The development to which this permission relates must be begun not

later than the expiration of three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 and Section 51 of the Planning and Compulsory Purchase Act 2004.

2 The development hereby permitted shall be carried out in accordance

with the approved plans listed in this decision notice.

Reason: To ensure that the development is implemented in accordance with the approved plans.

3 Prior to the commencement of development, full details of the

proposed construction methodology, in the form of a Method of Construction Statement, shall be submitted to and approved in writing by the Local Planning Authority. The Method of Construction Statement shall include details regarding: the notification of neighbours with regard to specific works; advance notification of road closures; details regarding parking, deliveries, and storage; details regarding dust mitigation, details of measures to prevent the deposit of mud and debris on the public highway, and other measures to mitigate the impact of construction on the amenity of the area. The details of the approved Method of Construction Statement must be implemented and complied with for the duration of the demolition and construction process.

Reason: To ensure minimal nuisance or disturbance is caused to the detriment of the amenities of adjoining occupiers and of the area generally, and avoid hazard and obstruction to the public highway in

compliance with Policies 9 and 31 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

4 The residential development hereby approved shall achieve a Final

BREEAM minimum of Level 3 in accordance with the requirements of the relevant BREEAM scheme (Code for Sustainable Homes) or subsequent superseding equivalent BREEAM scheme. No development shall take place until a relevant BREEAM Certificate demonstrating the proposal’s achievement of the minimum Level 3 rating has been submitted to and approved by the Council. Within 4 months of the first occupation of any part of the development hereby approved, an issued Final BREEAM Certificate stating the BREEAM Level achieved (minimum Level 3) shall be submitted to and approved by the Local Planning Authority.

Reason: In the interests of securing a more sustainable development (Policy 35 of the Unitary Development Plan: Policies saved beyond 5th August 2010 and not superseded by the Local Development Framework Core Strategy January 2011, Policies S1 and S7 of the Local Development Framework Core Strategy (January 2011) and the Council’s associated Supplementary Planning Document: ‘Sustainable Design and Construction’ (2008)).

6 The building hereby approved shall be constructed to achieve a

minimum criterion of 'Very Good' for the BREEAM comercial standard. A BREEAM estimator assessment, indicating credits that are expected and how this will be achieved, shall be submitted for the Local Planning Authority's approval prior to the commencement of works on site. The development shall thereafter be completed in accordance with measures set out in the estimator assessment approved. Further to this, a post construction review shall be undertaken and a BREEAM certificate demonstrating that the development has achieved the prescribed minimum 'Very Good' standard (or above) shall be submitted to the Local Planning Authority prior to the occupation of the development.

Reason: In the interests of securing a sustainable development (Policy 35 of the Saved Unitary Development Plan (2007) and Core Strategy policy S7 refer and the adopted Supplementary Planning Document for Sustainable Design and Construction 2007)

7 Prior to commencement of the development hereby approved, samples

and a schedule of materials to be used in the elevations including all walls, doors, windows front entrances and balconies within the development hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before any building work commences and this condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To safeguard and enhance the visual amenities of the locality in compliance with Policies 31, 32, 36 and 38 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

8 Detailed drawings to a scale of 1:20 to confirm the detailed design and

materials of the:

1. Schedule and sample of materials used in roof all elevations, should also include brick sample board (bonding and pointing)

2. Details of all windows and doors at scale 1:10, windows shall be set at least 115mm within window reveal scale 1:10

3. Details of balconies, bris soliel and canopies 4. Construction details of all external elements at 1:20 scale (including

sections). This should include: shop fronts, entrances and exits, canopies, glazing, masonry, weathering and flashings, balustrades and parapets, roof, plant and plant screening, health and safety systems.

5. Full drawn details (1:20 scale elevations, 1:2 scale detailing) of the railings and gates to Pear Place (including hinges, fixings, locks, finials)

6. Notwithstanding approved plans details of hard landscaping, should also include details of furniture and lighting

7. Details and locations of rain water pipes

Shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development herby permitted. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To safeguard and enhance the visual amenities of the locality. (Policies 31, 32, 36 and 38 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010)

9. Prior to the commencement the development hereby approved, a hard

landscape and areas within the curtilage of the site hereby approved scheme shall be submitted to and approved by the Local Planning Authority. This Strategy is to include, amongst other things, details of:

- Hard Landscaping - Details at 1:20 - Sample of Materials

Reason: To ensure that the proposed landscaping areas are of a high quality and for consistent treatment of the public realm. (Policies 33 and 39 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

10 No part of the development hereby approved shall be occupied or used until full details of the proposed cycle storage, including elevation drawings at a scale of 1:20 of the new storage enclosures and details of manufacturer’s specifications, has been submitted to and approved in writing by the Local Planning Authority. The details as are approved shall be provided prior to first occupation of the development and shall thereafter be retained as such for the duration of the permitted use.

Reason: To ensure that adequate provision is made for the cycle parking on the site, in the interests of the promotion of sustainable modes of transport (Policy 14 of the Adopted Lambeth Unitary Development Plan (2007): Policies saved beyond 5th August 2010 refer).

11 Notwithstanding the approved plans, full details of the refuse and

recycling storage, hereby permitted shall be submitted to and approved in writing by the Local Planning Authority before any building work commences and this condition shall apply notwithstanding any indications as to these matters which have been given in the application. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To ensure that adequate provision is made for the storage of refuse and the provision of recycling facilities on the site, in the interests of the amenities of the area in accordance with Policy 35 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

12 Details of a waste management plan for each individual category of

use, incorporating provision for refuse storage and recycling facilities on the site, the provision of litter bins both inside and outside of each commercial premises for use by customers shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of each use. The refuse storage and recycling facilities shall be provided in accordance with the approved details prior to the occupation of the buildings and shall thereafter be retained as such for the duration of the permitted use, unless otherwise agreed in writing by the local planning authority.

Reason: To ensure that adequate provision is made for the storage of refuse and recyclables on the site, in the interests of the amenities of the area. (Policies 9, 14, 35 of the Saved Unitary Development Plan and Core Strategy policy S9).

13 Prior to commencement of building works, a crime prevention strategy

shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Police. The strategy shall demonstrate how the development meets 'Secured by Design' standards and shall include full detailed specifications of the following: Means of enclosure, gates to the basement car park, CCTV provision,

external lighting provision, electronic access control, specifications of all external doors and all residential doors, windows and glazing and benches, seating, obelisk and cycle storage. The approved measures are to be carried out in full and retained thereafter.

Reason: To ensure that satisfactory attention is given to security and

community safety (Policy 32 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

14 Prior to the commencement of building work, full details of a lighting

strategy, including details of the lighting of all public areas, basement and buildings shall be submitted to and approved in writing by the Local Planning Authority. The approved lighting shall be installed before the commencement of the use and maintained thereafter. Development shall be implemented and retained in accordance with the approved details.

Reason: To ensure that the local Planning Authority may be satisfied

with the details of the proposal. (Policy 32 and 33 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010)

15 A Travel Plan shall be submitted to and approved in writing by the

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

Reason: To ensure that the travel arrangements to the residential

development are appropriate and to limit the effects of the increase in travel movements. (Policy 9 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010)

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

external faces of buildings. Reason: To safeguard and enhance the visual amenities of the locality.

(Policies 31, 32, 36 and 38 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010)

17 All residential flats hereby permitted shall comply with the relevant

Lifetime Homes standard. Reason: To secure appropriate access for disabled people, in

accordance with Policy 33 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010.

18 No roof terraces not already indicated on the approved drawings shall be provided on the roof areas of any of the blocks. Any areas of flat roof that are not shown as balconies or roof terraces shall not be used as a sitting out area or be used for any other recreational purpose whatsoever unless otherwise agreed in writing by the local planning authority.

Reason: In the interests of the residential amenity of future occupiers of the development and the occupiers of adjoining residential properties. (Policy 33 of the Saved Unitary Development Plan)

19 Details of all air conditioning units, ventilation and filtration equipment

and any other plant, machinery or equipment (including rooftop plant), in addition to measures to control noise from such equipment, shall be submitted to and approved in writing by the Local Planning Authority prior to commencement of the operational use of the relevant parts of the development hereby permitted. Development shall take place in accordance with the approved details and shall be so retained for the duration of the permitted use unless otherwise agreed in writing by the local planning authority

Reason: To ensure that no nuisance or disturbance is caused to the

detriment of the amenities of adjoining occupiers or of the area generally (Saved Policy 7 and Policy 7.15 of the London Plan (2011).

20 Environmental noise levels from any plant within or on any part of the

building shall not increase the background noise levels when measured outside any nearby residential property unless otherwise agreed in writing by the local planning authority.

Reason: To safeguard amenity of existing and future residents (Saved Policies 7 and 33 of the Saved Unitary Development Plan).

21 Before the development commences a detailed site investigation shall

be carried out to establish if the site is contaminated, to assess the degree and nature of the contamination present and to determine its potential for the pollution of the water environment. The method and extent of this investigation shall be agreed with the Local Planning Authority prior to the commencement of the work. Details of appropriate measures to prevent pollution of groundwater and surface water, including provision for monitoring, shall then be submitted to and approved in writing by the Local Planning Authority before development commences. The development shall then proceed in strict accordance with the measures approved unless otherwise agreed in writing by the local planning authority.

Reason: In order to ensure that the development does not pose an unacceptable risk to the quality of the groundwater.

22 Provision shall be made to accommodate all site operatives', visitors' and construction vehicles loading, off-loading, parking and turning within the site during the construction period in accordance with details to be submitted to and agreed in writing by the Local Planning Authority, prior to all new build construction works commencing. The loading, off-loading, parking and turning areas shall be provided so as to avoid any damage to trees on the site.

Reason: To minimise danger and inconvenience to highway users, and to avoid damage to trees. (Policies 9 and 39 of the Saved Unitary Development Plan)

23 Adequate precautions shall be taken during the construction period to

prevent the deposit of mud and similar debris on the adjacent public highways in accordance with details to be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development.

Reason: To minimise danger and inconvenience to highway users (Policies 9 and 31 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010)

24 The ground floor A1 retail use hereby approved shall only operate between the hours of 0700 and 0000 on Mondays to Sundays.

Reason: To protect the amenities of adjoining occupiers. (Policies 7 and 29 of the London Borough of Lambeth UDP: Policies saved beyond 5th August 2010)

25 No demolition shall take place within the site until the applicant has

secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing by the Local Planning Authority.

Reason: In the interest of protecting areas of special archaeological interest in accordance with London Plan 2011 policy 7.8.

26 No development shall take place until the applicant has secured the

implementation of a programme of archaeological work in accordance with a written scheme for investigation which has been submitted by the applicant and approved by the Local Planning Authority. The development shall only take place in accordance with the detailed scheme pursuant to this condition. The archaeological works shall be carried out by a suitable qualified investigating body acceptable to the Local Planning Authority.

Reason: In the interest of protecting areas of special archaeological interest in accordance with London Plan 2011 policy 7.8.

Notes to Applicants: 1. This decision letter does not convey an approval or consent which may

be required under any enactment, by-law, order or regulation, other than Section 57 of the Town and Country Planning Act 1990.

2. You are advised that this consent is without prejudice to any rights

which may be enjoyed by any tenants/occupiers of the premises 3. Your attention is drawn to the provisions of the Building Regulations,

and related legislation which must be complied with to the satisfaction of the Council's Building Control Officer.

4. Your attention is drawn to Sections 4 and 7 of the Chronically Sick and

Disabled Persons Act 1970 and the Code of Practice for Access for the Disabled to Buildings (B.S. 5810:1979) regarding the provision of means of access, parking facilities and sanitary conveniences for the needs of persons visiting, using or employed at the building or premises who are disabled.

5. You are advised of the necessity to consult the Council's Streetcare

team within the Public Protection Division with regard to the provision of refuse storage and collection facilities

6. In connection with the soundproofing condition, you should consult the

Council's Building Control Section before carrying out any works 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 under the terms of the Water Resources Act

1991, the prior written consent of the National Rivers Authority is required for any discharge of sewage or trade effluent into controlled waters (e.g. watercourses and underground waters), and may be required for any discharge of surface water to such controlled waters or for any discharge of sewage or trade effluent from buildings or fixed plant into or onto ground or into waters which are not controlled waters. Such consent may be withheld. Contact Mr D DeCoster on 0181 310 5500 for details.

9. You are advised that under the terms of the Water Industries Act 1991,

the prior written consent of the London Borough of Lambeth, Sewerage Contractor for Thames Water Utilities Ltd is required for any development works draining into, or connecting to, the public sewers. Contact Mr S K Bellehewe on 0171 926 7108

10. You are advised to contact Thames Water Utilities regarding

mains/supply pipe connections for the development at Network Services Waterloo District, Thames Water Utilities Ltd, Waterworks Road, Brixton Hill, London SW2 1SB. Contact Mr D Kirk on 0645 200800 for details

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

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

Jason Searles/ Dean Parry 3rd Floor, Blue Star House 234-244 Stockwell Rd London SW9 9SP 020 7926 2624 [email protected]

12. You are advised of the necessity to consult the Council’s Highways

team prior to the commencement of construction on 020 7926 9000 in order to obtain necessary approvals and licences prior to undertaking any works within the Public Highway including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including adjacent to the highway such as basements, etc), Temporary Full/Part Road Closures, Craneage Licences etc.

13. Your attention is drawn to the condition relating to a crime prevention

strategy of this planning consent. Please contact the Council Crime Prevention Officer. Details below: -

Pc Ann Burroughs. Crime Prevention Design Advisor. London Borough of Lambeth. Community Safety Unit. 205 Stockwell Road. Brixton. SW9 9SL. Mobile: 07974643842 Phone: 020 7926 2840

9.5 Application B (11/03239/CON) Conservation Area Consent 1 The development to which this permission relates must be begun not

later than the expiration of three years beginning from the date of this decision notice.

Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.)

2 The demolition hereby permitted shall not be commenced before a

contract for the replacement building has been made, on which work is to be commenced within 3 months or such longer period as may previously have been agreed in writing by the Local Planning Authority.

Reason: To avoid premature demolition and to maintain the character and appearance of the conservation area (Policy 47 of the Unitary Development Plan, 2007).

9.6 Application C (11/03238/LB) Listed Building Consent 1 The works to which this consent relates must be begun not later than

the expiration of three years beginning with the date of this decision notice.

Reason: To comply with the requirements of Section 18(1)(a) of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended).

2 The development hereby permitted shall be carried out in accordance

with the approved plans listed in this notice.

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

3 Prior to the commencement of development, detailed drawings (including sections) of the following features, shall be submitted at an appropriate scale and approved in writing by the Local Planning Authority. The development shall thereafter be carried out solely in accordance with the approved details:

1. Details of the works of upgrading accommodation including -

plant and services, fire, sound and thermal insulation. 2. Details of the five steel windows on the pear place elevation will

be removed and in-filled prior to occupation. The new replacement window openings shall match the adjoining existing windows in every respect (including reveal and cill) unless otherwise approved in writing by the council.

3. Details of all new windows, doors and patent glazing to restaurant roof and any alterations to existing windows and doors at 1:20 scale (including sections, frame and cill details etc).

4. Details of the internal alterations (including finishes, fixings etc) to the restaurant and kitchen.

5. Details of the platform lift in the Pear Place entrance (including fixings, finishes and associated alterations to the listed building).

6. Details of the bulkhead for the bathroom waste water pipes below the first floor slab.

7. Details of any alterations proposed in relation to the paving or drainage on the first floor patio garden.

Shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development herby permitted. The development shall thereafter be carried out solely in accordance with the approved details.

Reason: To safeguard the special interest of the listed building. (Policy 45 of the London Borough of Lambeth Unitary Development Plan (UDP) 2007: Policies saved beyond 5 August 2010 and not superseded by the LDF Core Strategy January 2011)

4 The damaged glazed brickwork corner on the pear Place elevation will

be raked out by hand and matching replacement bricks toothed in.


5 All new vents and flues shall be terminated in a traditional imperial

sized air brick. Their locations and full details shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development herby permitted. The development shall thereafter be carried out solely in accordance with the approved details.


6 Prior to the commencement of development, a full detailed Method

statement and schedule for the internal demolition works to include drawings and specifications for all new structural works including the protection of retained internal tiled surfaces, balustrades during the conversion works shall be submitted to and approved in writing by the Local Planning Authority. The details of the approved Method statement and schedule for the internal demolition works must be implemented and complied with for the duration of the demolition and construction process.
