339 Norwood Road and 3 Thurlow Park Road SE24 9AHnorwoodactiongroup.org/perch/resources/2118das140606.pdf · page 3 339 Norwood Road and 3 Thurlow Park Road Preapplication Statement

339 Norwood Road and 3 Thurlow Park Road SE24 9AH

Preapplication Statement (second) - June 2014

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339 Norwood Road and 3 Thurlow Park RoadPreapplication Statement

Applicant:

Primedene Properties Plc45 Pont StreetLondon SW1X 0BD

t: 020 3008 7553contact: Nick Mansfielde: [email protected]

Agent / Architect:

Alan Camp Architects LLP88 Union StreetLondon SE1 0NW

t: 020 7593 1000www: www.alancamp.comcontact: Alex Wythee: [email protected]

Planning Consultant:

Savills33 Margaret StreetLondon W1G 0JD

t: 020 3320 8278www: www.savills.co.ukcontact: Jonathan Woolmere: [email protected]

contents

1.0

2.0

3.0

4.0

5.0

6.0

7.0

8.0

9.0

10.0

11.0

introduction

site analysis

planning history

amount

layout

scale

appearance

landscape

access

sustainability

appendix A

project address:

339 Norwood Road &3 Thurlow Park RoadLambethSE24 9AH

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1.0 introduction

The following statement outlines our proposal for the development located on a corner position at the junction of Norwood Road (A215, London Distributor Road) and Thurlow Park Road (A205, Transport for London Road Network).

We have approached our design in a sensitive manner in order to mitigate the effects of the site constraints. We believe the proposed development will have a positive impact on the local area by re-generating the site to provide a pleasant living environment and office space for both new residents and existing residents in the area.

The site is located on a prominent northeast corner position at the junction of Norwood Road and Thurlow Park Road; rectangular in shape, the site is approximately 0.15hectares. The site is formed by two separate titles, namely 339 Norwood Road and 3 Thurlow Park Road.

There are level changes surrounding the site, from the junction the road rises along Thurlow Park Road to the east and Tulse Hill to the west. The road falls away at the junction north along Norwood Road and rises to the south along Norwood Road. There is currently an approximate 1meter level drop approximately 4.5m from the west boundary (Norwood Road).

The site:• is not located within a Conservation Area• does not contain any Listed Buildings• is not within a Flood Zone

1 Front elevation of the existing buildings - Sylvan Grove

Aerial view looking north /source: http://bing.com/

Aerial view /source: http:// www.bing.com

Aerial street view /source: http:// www.bing.com

Flood Risk Map /source: www.environment-agency.gov.uk

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2.0 site analysis

Key issues:• Principle of land use• Design of the proposal and it’s impact upon the

streetscene and surrounding area• Residential design standards and dwelling mix• The impact of the proposal upon the amenities of

neighbouring occupiers• The transport and highways implications of the

proposed scheme• Majoral Community Infrastructure levy• Sustainable development implications• Secure by Design

Existing building339 Norwood Road is a large detached two-storey building with a pitched slate roof. Part of the ground floor is currently in use for car sales (sui generis). The front parking area of the site is accessed from Thurlow Park Road and contains a large, detached, two-storey residential dwelling with a garden to the rear (north). This building is in use as a house of multiple occupancy.

Surrounding usageThe site is bordered to the south and west by the boundary of a District Centre Boundary, which consists of a range of uses including car showrooms, pubs, offices, fast food outlets, doctors and dental surgeries and residential properties. Tulse Hill Hotel, an MOT test centre, ground floor shops with residential flats at lower ground floor level and first floor plus, borders the site to the west on Norwood Road. Further north along Norwood Road, a distinct transition to, two-four storey residential properties occurs. To the south of the site, across the junction is a Ford car sales dealership with forecourt. To the northeast along Thurlow Park Road, are predominantly two storey plus pitch roof and four storey with raised ground floor and pitch roof, residential properties.

Lambeth Proposals Map January 2011 /source: http:/ www.lambeth.gov.uk

Aerial view looking east /source: http:// www.bing.com

Aerial view looking west /source: http:// www.bing.com

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1 view from Norwood Road looking south towards junction with Thurlow Park Road and Tulse Hill 2 view from Norwood Road, Thurlow Park Road and Tulse Hill junction, looking northwards, south elevation of site fronting onto Thurlow Park Road

3 view from Thurlow Park Road looking west towards Tulse Hill 4 view from Norwood Road looking east

3

4

1

2

Site location map /source: http://bing.com/

2.0 site analysis

Current usageThe site is currently in use as a car tyre shop and used car sales centre at ground floor level with residential above. The front of the site and a segment of the former garden running along Norwood Road is occupied by hardstanding and a single storey metal container. The adjacent building on site, 3 Thurlow Park Road, is a flatted residential building and is currently, approximately 50% occupied.

Proposed usageWe are proposing to provide 31 residential units, all with private amenity space and a communal amenity space. The new flats will provide high quality, mixed housing, much needed within the Borough.

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3.0 planning history

refused scheme 08/03908/FUL - extract pages from Officer Report referencing previous applications

Planning submission November 2008, ref:08/03908/FUL FOR 275m2 retail space (A1, A2 and A3) and 28 residential units with three wheelchair car spaces, cycle and refuse stores. The application was refused on 19 December 2008 for the following reasons:

• retail element would fail to contribute to the proper planning, vitality and sustainable development of the surrounding area

• the scale, height, excessive footprint and layout, design, choice and articulation of materials would constitute an over dominant and incongrous form of development

• fail to provide within the site for the parking and servicing of delivery vehicles

• the layout and position of the wheelchair parking arrangement would be likely to lead to reversing onto or off Thurlow Park Road

• substandard room sizes, limited and poor quality private/communal amenity space division

• energy proposal fails to adequately demonstrate compliance of minimum 10% reduction in carbon dioxide emissions

• absence of S106 legal agreement to restrict residents from applying for car parking permits and require city car club membership for all units for 2 years

• absence of S106 legal agreement; failed to agree acceptable heads of terms

• absence of BRE compliant sunlight/ daylight report

• siting and position of balconies/ windows to numerous internal elevations, would create unacceptable degree of overlooking

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3.0 planning history

Preapplication submission April 2014 for 31 unit residential scheme, comprising one, two and three bedroom units with external refuse/recycle stores and cycle stores.We are not in receipt of formal written comments; our notes taken from the meeting are as below:

• Jonathan Woolmer (JW) and Julie Barnes (JB) provided an introduction to the scheme including background, design evolution and design detail.

• Land Use: Carl Griffiths (CG) (Case Officer) explained that since the 2008 refusal, the emerging Policy context has shifted. Emerging Local Plan Policy ED2 now resists the loss of sui generis employment uses, such as that on the site. JW queried the weight of this emerging policy. CG explained that this currently carries little/no weight but after examination (July/August) would carry more weight, up to its adoption in Feb 2015 from when it would carry full weight. As such Officers/Members would expect some employment provision in terms of B Class use (but not an A1 use). JW/ Julian Raw (JR) queried the likelihood of such a unit being let. Doug Black (DB) (Design) explained that from a design perspective the site would work better as 100% residential. Rob O Sullivan (RoS) (Planning Team Leader) suggested the design team look into ‘Avenue Park Road’ application for an example of a mixed use scheme in the locality.

pre-application April 2014

• Doug Black (DB) Design and ConservationOfficer:

• General treatment of elevations make sense – however could he be provided with a ‘standard’ elevations?

• Stand alone cycle store and refuse structures are objected to – could these be integrated into the design?

• DB understands the concept of using the gradient to enable a lower ground floor. However he is unsure about how the retailing walls would look/work in terms of there being a sheer drop.

• Overall the height/bulk/scale is acceptable.• The relationship between the set back upper

floor and massing below is unclear. This needs to be refined so that there is a better relationship between the floors. Possibility to increase width/decrease length of this element (this might improve long views from Thurlow Park Road looking west).

• The corner element to south west upper balcony needs refinement. Could this be removed or have an open roof?

• Use of brick is acceptable. However further elevational refinements are required.

• CG – The footprint of the scheme has not been reduced from the previous refusal and as such officers still object on these grounds. RoS explained that linked to this, officers considered that the communal amenity space was inadequate (size and shape). RoS explained that Members are currently paying particular attention to plot-ratios in planning applications. RoS agreed that the removal of the northern most element of the scheme would result in an improvement.

aerial view looking southeast - west elevation fronting onto Norwood Road

aerial view of proposed development

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3.0 planning historypre-application April 2014

• Ann Burroughs (AB) Crime Officer: Issues regarding street crime (robbery and snatch) are prevalent in the surrounding area. Entrances should not be recessed and need to be designed to be well overlooked. The current placement of cycle stores results in them being vulnerable to theft.

• Emily Kingston (EK) Transport: Car Free - officers welcomed the principle of a car free scheme. A full package of mitigation will be required (travel plan, car club membership, possible car club bay contributions). Officers may ask for a permit restriction dependant upon the parking levels in the vicinity. A full TA with parking survey would be required.

• Disabled Spaces - officers agreed with the principle of providing disabled bays off site. However these would need to be a minimum distance from the development.

• Cycle Parking: not happy with the proposed location of cycle stores; to in integrated into the footprint of the building

• RoS suggested that any TA include a cumulative assessment of neighbouring schemes.

• Hitesh Patet (HP)Housing: If no lift is proposed all wheelchair units will need to be on ground floor

• Shared Ownership units should share the same core as private units

• It is recommended that the applicant start speaking to an RP asap.

• Further Planning Issues:• Daylight – an internal daylighting study will

be required in addition to a study of impact to neighbouring properties.

• Concern was expressed regarding the west facing lower ground floor units and their suitability, in terms of the proximity to the highway, the size of the garden spaces and outlook. Currently members were very concerned with sunlight/daylight.

• As part of an application views out of these lower ground floor units would be required in order to convince officers and members as to their acceptability

• Employment – RoS suggested the possibility of a s106 contribution to mitigate against a perceived loss of employment

• Overlooking – not considered to be a particular issue and any issues could likely be designed out.

• Public Engagement – RoS/CG recommended engagement with the community and key stakeholders prior to submitting an application.

• NextSteps – RoS explained the pros and cons associated with signing a Planning Performance Agreemebnt (PPA). It was discussed that the most appropriate way forwards would be to arrange a follow up pre-app meeting once the scheme has been amended and prior to submission of an application.

street view from Thurlow Park Road - looking at south facing elevation

street view from Thurlow Park Road - looking west towards junction with Norwood Road, east and south facing elevation

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4.0 amount

We are proposing a mixed use residential led scheme comprising of 28 one, two and three bedroom flats, including duplex units.

• total 28 residential units including 2 wheelchair units and 2 duplex units

• total 33 cycle spaces• approximately 283m2 communal amenity space

As the scheme is located in an area of good public transport (PTAL 6a), zero car parking is proposed.

The two cores are split into three tenures with separate cores to provide affordable housing and shared ownership and private.

The proposed density is 560hr/ha.

All of the flats will meet the minimum size requirements of the Core Strategy and the London Housing Design Guide August 2010. We will also meet Lifetime Homes July 2010 and the principles of the South East London Housing Partnerships Wheelchair Guide.

The new build proposal will also meet Code 4 of the Code of Sustainable Homes. The whole scheme will meet the principles of Secure by Design.

phone / 020 7593 1000 fax / 020 7593 1001 email / [email protected] web / www.alancamp.com 88 Union Street London SE1 0NW

2118_339 Norwood Road & 3 Thurlow Park Road SE24 9AHSchedule of Areas (14 06 05) description of scheme_RevF28 units

area number

1 bed 2 person Flat 50 m² 9 32 %1 bed 2 person Flat (wheelchair) 65 m² 0 0 %1 bed 2 person Maisonette 50 m² 1 4 %2 bed 3 person Flat 61 m² 6 21 %2 bed 3 person Flat (wheelchair) 80 m² 1 4 %2 bed 4 person Maisonette 83 m² 1 4 %2 bed 4 person Flat 70 m² 4 14 %2 bed 4 person Flat (wheelchair) 85 m² 1 4 %3 bed 4 person Flat 74 m² 3 11 %3 bed 5 person Flat 86 m² 2 7 %

Total 28

Percentage 1 bed 36 %Percentage 2 bed 43 %Percentage 3 bed 18 %Percentage 2b+ 64 %Percentage 3b+ 18 %Percentage Wheelchair by unit 7 %Percentage Wheelchair by hab room 7 %Habitable Rooms 84Bed Spaces 87Car Parking 0% 0Cycle Spaces 117.9% 33PTAL 6aCommunal Amenity 283 m²Private Amenity 569 m²

Site area 1501 m² approx0.1501 hectares

Habitable Rooms Per Hectare 560

Density calculations are based on 1 bed as 2 hab rooms, 2 bed as 3 habrooms3b+ will have separate Kitchen / Diners so an extra hab room.The schedule doesn’t take into consideration large living / dining / kitchens as 2 habrooms

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5.0 layout

The layout of the development on the site has been designed to maximise the potential of the site and ensure the proposal sits comfortably within the immediate surrounding context. The overall building form has been generated in response to the specific constraints of the site, as follows:

• the building line relates to the adjacent properties on Thurlow Park Road, stepping out at the corner junction and stepping back along Norwood Road to No.333

• pedestrian entrances to the development are located off Norwood Road, gently sloping down to lower ground level; and Thurlow Park Road, gently sloping up to upper ground level

• the proposal has been split into two blocks to accommodate the change in the site levels with separate entrances off Norwood Road and Thurlow Park Road

• the mass of the building relates to the adjacent properties on Norwood Road and Thurlow Park Road, stepping up to five storeys at the corner junction

• stepped facade creates an active frontage to the street and natural passive surveillance

• refuse and recycling stores are located at both residential entrances and are integrated into the building mass

• the majority of the units are designed as dual aspect

• there are typically two to five flats per floor; this gives a short corridor length and an efficient layout

• daylight and sunlight levels have been considered, with full height windows throughout and dual aspect inset terraces

• all flats have direct access to private amenity space in the form of inset terraces with a stepped communal amenity space

aerial view of proposed development

N

entrance

entrance

N O

R W

O O

D

R O

A D

T H U R L O W P A R K R O A D

gardens

gardens

Tulse HillHotel

communalamenity

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The proposed building has been designed to consider the layout, mass and usage of the adjoining buildings. This has resulted in a predominantly four storey development with a lower ground floor and fifth storey setback.

The building line along Thurlow Park Road follows the existing building line, stepping out at the corner focal point.

6.0 scale

R O M B O L A R O A D

N O R

W O

O D

R O

A D

N O R W O O D R O A D

Brownes of LondonFord car dealership(3 storeys plus pitch roof)

5 Thurlow Park Road(2 storeys plus pitch roof)

333 Norwood Road(raised ground floor, two storeys plus pitch roof)

136-138 Norwood Road(lower ground floor, raised groundfloor; four storeys plus dormer windows)

Tulse Hill Hotel(2-3 storeys plus pitch roof)

ground floor shop units with two storeys of residential above(3 storeys plus pitch roof)

aerial view looking southeast - west elevation fronting onto Norwood Road 136-138 Norwood Road - opposite the sitelower ground floor, raised ground floor; four storeys plus dormer windows

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6.0 scale

aerial view looking northwest - planning refused scheme 08/03908/FUL/DC aerial view looking northwest - proposed scheme



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6.0 scale

aerial view looking northwest - planning refused scheme 08/03908/FUL/DC (red) and proposed scheme


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7.0 appearance‘oak’brickworkDe Groene Haven, Apeldoorn, The Netherlands/source: www.nrtaylor.co.uk

protrudingwindowframes/privacyscreensstudent residence, La Trobe University, Victoria; Billard Leece Partnership/source: www.blp.com.auComputer Generated Image

brickfeaturepanelThe Square, Kennington, Panther Hudspith Architects/source:/ Affinity Sutton December 2011

The context around the site is a mix of pale grey stock brick, varying degrees of yellow stock brick, red brick, brown brick, ochre painted render and white painted stone.

The proposal links with this existing variety of colour palette taking precedence from the immediate adjacent residential houses in terms of brick colour and reinterpreting the white stone banding and window reveals.

street view from Thurlow Park Road - looking at south facing elevation5 Thurlow Park Road(2 storeys plus pitch roof)

aluminium‘boxed’balconies/flushwindowframesThe Malvern, residential development, James Gorst Architects/source: www.builtengineers.co.uk

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7.0 appearance

The external material is consistent throughout the development, with the detailing highlighting the features of the building form. Possible details to include:• single cladding material to emphasize building

volume• metal cladding material to top storey setback• use of brickwork for durability and robustness• exposed concrete residential entrances clearly

highlighted at ground level• full height deep-set, white window reveals• full height flush windows • large randomised windows to maximise the

sunlight for the dwelling• inset terraces to break up the mass of the building• double soldier course parapet detail• brick and railings to boundary along Norwood

Road and Thurlow Park Road• reinstating the streetscape and enhancing the

public realm by trees and soft planting

whitewindowrecesses/palebrickworkresidential development, by BOB361 Architects/source: www.archidesignclub.com

deepsetwindowreveals/pitchroof/concealedgutter/internalrwppipesnorth london hospice, Allford Hall Monaghan Morris Architects/source: www.ahmm.co.uk

street view from Norwood Road - looking north, south facing elevation

stonesurroundentrancesConway House, Camden for Irish Centre Housing by ACA/source: ACA

seamlessglassbalustradeResidential complex, Czech Republic by Peter Kuba & Pilar Architekti/source: Brick Award 2010, pp.92

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7.0 appearance

aerial view detail of communal residential entrance off Thurlow Park Road stoneentrancecanopies/recessedrwppipes/stonecopingsMerschkamp residential district, north Germany, Ortner & Ortner Architects/source: brick bulletin, spring 2009, pp.6-7

‘mystique’brickworkinsetcornerbalconies/verticalrhythmwindowfenestration/flushwindowsAccordia Housing, Cambridge by Feilden Clegg Bradley Studios/source: www.accordialiving.co.uk

palebrickwork/metalperforatedscreenstobalconiesCreek Road and Bardsley Lane, retail and residential by bptw Partnership/source: www.bptw.co.uk

stonegabioncages/steppedwallresidential development, Elmgrove, Plumstead, Alan Camp Architects LLP/source: ACA LLP

bronzecladdingBronze House, Hertfordshire, James Burrell Architects/source: www.milimet.com

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7.0 appearance

street view from Norwood Road - looking south toward junction with Thurlow Park Road, north facing elevation

136-138 Norwood Road(lower ground floor, raised groundfloor; four storeys plus dormer windows)

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7.0 appearance

street view from Thurlow Park Road - looking east towards junction with Norwood Road and railway viaduct, west facing elevation

Tulse Hill Hotel(2-3 storeys plus pitch roof)

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7.0 appearance

street view from Thurlow Park Road - looking west towards junction with Norwood Road, east and south facing elevation

5 Thurlow Park Road(2 storeys plus pitch roof)

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raised herb planter bedsrosemary, lavender, parsley and sage/source: www.rhs.org.uk

climbing plants to eastern boundaryJasmine/source: www.rhs.org.uk

defensible evergreen plantingNEO Bankside/source: alan camp architects

woodstone sleepers/source:/ www.marshalls.co.uk

variegated evergreen shrubsEuonymus-fortunei-Emerald Surprise

Pittosporum-tenuifolium-’Irene Paterson’

The development will provide the following:

• improvements to the existing footpath along Norwood Road and Thurlow Park Road with new site boundary wall, soft planting and tree planting

• ground floor communal amenity accessed from Core 1

• raised planting and seating beds within the communal amenity space, providing communal ‘herb gardens’

• semi-private terraces at lower ground floor level to increase natural surveillance onto the communal amenity with a planting ‘buffer zone’ to act as defensible space to the communal amenity

• climbing plants to retaining walls around the site to create ‘green walls’

• green roofs with photovoltaic panels

Betula pendula - silver birch trees/source: www.bbc.com

resin bonded gravel/source: www.resinbondedgravel.com

hard pavingMore London, Southwark/source: www.hardscape.co.uk

8.0 landscapeGreen roof/source: www.flatroofdirect.co.uk

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9.0 access

Public transportThe site is located a few minutes walk from numerous bus stops providing a well serviced bus network to Marylebone, Morden and Brixton.Tulse Hill Train Station is a few minutes walk from the site with connections to London Bridge and West Croydon with First Capital Connect.

The site is rated PTAL 6a (TFL to confirm). The site falls within Zone 3.

Parking/trafficDue to the very good PTAL 6a rating and the site restrictions (located on a cross roads with pedestrain crossings and traffic lights, a bus stop and bus lane located on Norwood Road), the development is proposed as car free. This will encourage residents to use non-car based transport alternatives for their trips to and from work, the shops and leisure uses.

Various Zip Car locations are within a short distance of the site.

Cycles36 residential secure bicycle storage spaces are provided at ground floor level, located at both residential communal entrances, off Norwood Road and Thurlow Park Road.

Road map /source: http: www.bing.com/

Traffic map /source: http: www.bing.com/

Zip car locations /source: http: www.zipcar.co.uk

Tulse Hill Train Station and surrounding bus stops /source: http: www.tfl.gov.uk

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10.0 sustainability

Hansgrohe ecosmart shower head/source: www.savemoneycutcarbon.com

energy meter/source: www.mygreenerhome.co.uk

brown roof of Laban Dance Centre, London by Herzog & DeMeuron/source: www.greenroofs.com

kitchen recycle bins/source: www.clutterfreekitchens.co.uk

reservoir water butt with stand/source: www.primrose.co.uk

photovoltaic panels/source: www.solarecopanels.co.uk

typical section through green and brown roof/source: www.blackredstarts.org.uk

Energy / Sustainability StrategyThe proposed layout of the residential units and the large extent of frontage means we can potentially save a significant amount of energy due maximising the natural daylight and ventilation into the units and internal cores.

The scheme will be designed to the Code for Sustainable Homes Level 4.

Due to large roof area, the use of photovoltaic panels have been proposed as the most suitable technology for delivering renewable energy to the scheme.

Proposals include:• Photovoltaic panels• Green roofs• Improved u-values and a fabric first approach• Efficient lighting system • Low flow shower heads and dual flush

toilets• Anti stand-by devices• Energy efficient light bulbs

MaterialsLow-impact and low-toxicity materials and finishes will be specified wherever possible.

WaterWater conserving devices and sustainable drainage solutions will be deployed, particularly the use of a living green roof which will attenuate run-off and promote local biodiversity.

Energy efficient light bulbsThe use of energy efficient light bulbs / compact fluorescent bulbs (CFL’s) to units and common areas are the most common, consuming approximately 66% less energy than incandescent bulbs and lasting an average of ten to fifteen times longer, as well as saving money and reducing carbon emissions.

Anti standby devicesThis device cancels out stand-by for electrical household appliances when they are left on stand-by when not in use, or for appliances without stand-by function. This is an effective and simple way of reducing power consumption over the life-span of an appliance.

Low flow shower heads & dual flush wc’sAn aerating low flow shower head draws air bubbles into the water to give a fuller shower spray while cutting the water flow to 9.5 litres per minute or less. A dual flush toilet (short flush and full flush) will also provide instant savings on water.

RecyclingProviding recycle bins/ designated space to kitchens will encourage residents to sort and recycle paper, glass, tin and plastic containers. Recycling facilities will be provided for residential properties on the site with regular collections.

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description scale

SITE LOCATION PLAN 1:1250

GROUND FLOOR 1:100FIRST FLOOR PLAN 1:100SECOND FLOOR PLAN 1:100THIRD FLOOR PLAN 1:100FOURTH FLOOR PLAN 1:100 ROOF PLAN 1:100

SITE LOCATION PLAN 1:200

SOUTH & WEST ELEVATIONS 1:100NORTH & EAST ELEVATIONS 1:100

SECTION AA, BB 1:100

drawing

EXISTING PLANS

GA_EX_OS

PROPOSED PLANS

GA_00_revAGA_01_revAGA_02_revAGA_03_revAGA_04_revAGA_RF_revA

GA_SP_L00_revA

GA_E_01_revAGA_E_02_revA

GA_S_01_revA

11.0 appendix

Documents

339 Norwood Road and 3 Thurlow Park Road SE24 9AHnorwoodactiongroup.org/perch/resources/2118das140606.pdf · page 3 339 Norwood Road and 3 Thurlow Park Road Preapplication Statement